2001 01 16 AGENDA
CHANHASSEN SENIOR COMMISSION
TUESDAY, January 16, 2001
10:00 A.M. TO 11:30 P.M.
CHANHASSEN COUNCIL CHAMBERS
1. Approval of agenda.
2. Election of Officers.
3. Approval of Minutes.
4. Visitors Presentation.
5. Approval of By-laws.
6. Congregate Dining & Meals on Wheels.
7. Update on Senior Center Activities.
8. Update on the Metro Area Agency on Aging (MAAA).
9. Update on Senior Awareness Month Committee.
10. Goals and Objectives for the year 2001.
11. Senior Commission Comments.
Adjournment
CHANHASSEN SENIOR COMMISSION
REGULAR MEETING
October 17, 2000
Chairman Dale Geving called the meeting to order at 9:30am.
MEMBERS PRESENT: Dale Geving, Mel Kurvers, Tom Faust, Albin Olson, Jean
Mancini, Sherol Howard and Bobbie Headla.
MEMBERS ABSENT: None.
STAFF PRESENT: Sharmin A1-Jaff, Senior Planner and Kara Wickenhauser, Senior
Center Coordinator.
VISITOR'S PRESENT: None.
APPROVAL OF THE AGENDA: Commissioner Sherol Howard moved to approve the
agenda. Commissioner Bobbie Headla seconded the motion. All voted in favor and the
motion carried.
APPROVAL OF THE MINUTES: Commissioner Tom Faust moved to approve the
minutes. Commissioner Sherol Howard seconded the motion. All voted in favor and the
motion carried.
CONGREGATE DINING & MEALS ON WHEELS: Numbers remain steady in each
program. The Congregate Dining program has its heaviest days on Tuesdays and
Thursdays with an average of 8 to 12 people attending. The Meals on Wheels program
has roughly 13 to 14 people daily with a high of 16 people a day.
UPDATE ON SENIOR CENTER ACTIVITIES: Upcoming trips and special events
include; Great American History Theatre "Christmas in Swede Hollow" 11/15/00; New
Ulm Lighting Tour 11/27/00; Chanhassen Dinner Theatre "Nuncracker's Christmas
Musical" 12/06/00; and Holiday Social at the Recreation Center on 12/09/00. The Senior
Advisory Board (SAB) decided to change the Saturday Night Specials to the afternoon.
The stm~ time will be at 12:30pm, with a luncheon theme instead of a dinner. The change
was due to complaints of driving conditions and cold weather. This time change will be
effective through the months of February - April. The SAB will then evaluate the
popularity of the time and whether or not they will change it for the fall months. The next
Saturday Specials will be held on Saturday, February l0th and Saturday, March l0th
12:30pm - 2:30pm.
UPDATE ON CHANHASSEN SENIOR RESIDENT TO SERVE ON THE METRO
AREA AGENCY ON AGING (MAAA): Commissioner Tom Faust has accepted to
represent the Chanhassen Seniors at these meetings. This committee meets 10 times a
year, meetings located in the eastern metro area, reimbursements are given to attend and
you need to be 60 years or older. Tom attended a meeting and stated that all county
commissioners are involved, as well as other senior representatives. MAAA works to
eliminate poverty among seniors. They manage a 6 million dollar budget and a good
portion of this budget is designated to nutrition. Tom will continue to give updates after
each meeting he attends.
UPDATE ON SENIOR AWARENESS MONTH COMMITTEE: Volunteers to serve
from the Senior Commission include; Sherol Howard, Bobbie Headla and Mel Kurvers.
The Senior Advisory Board will have 2 representatives; Marilyn Luthy and Naomi Moe.
It was suggested to contact 2-3 other people who are active at the Senior Center. The first
meeting will be held at the Senior Center on Tuesday, December 12th at 11:00am.
SENIOR COMMISSION COMMENTS: A senior housing update was given by
Sharmin A1-Jaff regarding the Powers Ridge development and the Doug Hanson property.
Sharmin spoke with Tom Reese of Power's Ridge development and requested that the
first building to be built would be the senior complex. Intentions are for all the units
(about 76) to be independent living. Doug Hanson has declared that he would like to
build another senior housing building next to his current property. Current density for
this property is 30 units. Doug is requesting 36 units. City staff is asking Doug to make
the additional units affordable. This issue is all contingent on the City Council's
approval. Additional units unknown at this time. The Senior Commission requested that
Doug Hanson attend the next Senior Commission business meeting, if possible.
Commissioner Sherol Howard suggested visiting Auburn Manor's assisted living
complex in Chaska and use the city van as a group. The Senior Commission decided to
cancel the November 21, 2000 business meeting and move the meeting to Thursday,
November 2"d at 10:00am. The Senior Commission will then take a tour to visit Auburn
Manor and then have lunch at Pauly's in Chaska. The Senior Commission also canceled
the December 19th meeting and rescheduled it to Tuesday, December 12th at 9:30am.
This meeting will be a breakfast meeting at Perkins. Sharmin A1-Jaffwill send out a
notice on the December 12th meeting and give an update on the status of Doug Hanson
visiting the Senior Commission. Senior Commissioners requested that staff ask someone
to post a sign on Santa Vera Drive to look out for deer. Pedestrian crossing is also a
concern. The Memorial Park to be located on Coulter Boulevard and Century Boulevard
is shooting for 100 acres. Check the newspaper for details. Trees and benches may
possibly be available for purchase. A request to add the return of Friday Senior
Commission meetings to the next Senior Commission agenda was made.
SENIOR COMMISSION
CITY OF CHANHASSEN
BY-LAWS
The following by-laws are adopted by the Chanhassen Senior Commission to facilitate the
performances of its duties and the exercising of its functions as a Commission established by the
City Council pursuant to the provision of Subdivision 1, Section 462.354, Milmesota State Statutes
annotated.
Section 1 - Duties and Responsibilities
1.1
The Senior Commission shall serve as an advisory body to the City Council in addressing
the special needs of the people over 55 living in Chanhassen. All fmal decisions are to be
made by the City Council.
1.2
The Senior Commission will consider and make recommendations to the City Council
regarding the special needs of seniors in the areas of transportation, information and
assistance, independent living in the home, social and recreational programs, senior centers
and senior housing, but will not be limited to these issues.
1.3
The Senior Commission will make recommendations to the City Council regarding funding
for special services to be provided for the citizens over 55.
1.4
The Senior Commission may propose needs studies of this age group where necessary and
make recommendations to the City Council according to the results.
1.5
The Senior Commission will coordinate services with other governments and private
agencies for this age group.
1.6
Public Hearings. The Senior Citizen Commission shall hold public hearings on issues
regarding special needs of seniors in areas of transportation, information and assistance,
independent living in the home, social and recreational programs, senior centers and senior
housing, but will not be limited to these issues.
1.7
Establishment of Sub-Committees. The Senior Commission may, as they deem
appropriate, establish special sub-committees comprised of their own members and other
citizens from the community.
Section 2 - Meetings
2.1
Times and Place. Regular meetings of the Commission shall be held on the third Friday of
each month at 9:30 a.m. at the City Council Chambers, 690 City Center Drive, unless
otherwise directed by the Chairperson, in which case, at least 24 hours notice will be given
to all members. Regular meetings shall have a curfew of 12:00 p.m., which may be waived
at the discretion of the Chairperson. All unfinished business will be carded over to the next
regular meeting. When the regular meeting day falls on a legal holiday, there shall be no
meeting.
2.2
Special Meetings. Special meetings shall be held upon call by the Chairperson, or in her/his
absence, the Vice-Chairperson, or any other member with the concurrence of four other
members of the Commission and with at least 48 hours of notice to all members on the first
Friday of the month. Notice of all special meetings shall be posted on the official city
bulletin board.
2.3
Attendance. The Senior Commission members shall attend not less than 75% of all regular
and special meetings held during a given calendar year and shall not be absent from three
consecutive meetings without prior approval of the Chairperson. Failure to meet this
minimum attendance requirement shall be cause for removal from the Commission by
action of the City Council.
Section 3 - Commission Composition - Terms and Vacancies
3.1
Composition. The Senior Commission shall consist of seven voting members. Seven
members shall be appointed by the City Council and may be removed by the Council.
3.2
Terms and Vacancies. The City Council shall appoint seven members to the commission.
Five of the members shall serve a three year term and two members shall serve a two
year term. for terms of three years. Vacancies during the term shall be filled by the
Council for the unexpired portion of the term. Every appointed member shall, before
entering upon the charge of his/her duties take an oath that he/she will faithfully discharge
the duties of his/her office. All members shall serve without compensation.
3.3
Quorum. Four Senior Commission members shall constitute a quorum for the transaction
of business. Whenever a quorum is not present, no £mal or official action shall be taken at
such meeting.
3.4
No two members of the same household may serve on the Senior Commission at the
same time.
Section 4 - Organization
4.1
Election of Officers. The first meeting in April of each year, the Senior Commission shall
hold an organizational meeting. At this meeting, the Commission shall elect from its
membership a chairperson and vice-chairperson. This shall be done by voice vote. Vice-
Chairperson shall be elected from the remaining members by the same proceeding. If the
Chairperson retires from the Senior Commission before the next regular organizational
meeting, the Vice-Chairperson shall be Chairperson. If both Chairperson and Vice-
Chairperson retire, new officers shall be elected at the next regular meeting. If both
Chairperson and Vice-Chairperson are absent from a meeting, the Commission shall elect a
temporary Chairperson by voice vote.
4.2
Duties of Chairperson and Vice-Chairperson. The Chairperson, or in his/her absence, the
Vice~Chairperson, shall preside at meetings, appoint committees from it's own membership
and perform other such duties as ordered by the Commission.
The Chairperson shall conduct the meeting so as to keep it moving as rapidly and efficiently
as possible and shall remind members, witnesses and petitioners to preserve order and
decorum and to keep comments to the subject at hand. The Chairperson shall not move for
action but may second motions.
Section 5 - Procedure
5.1
Procedure. Parliamentary procedure governed by Robert's Rules of Order Revised shall be
followed at all regular meetings. At special work session meetings, and when appropriate,
the Commission may hold group discussions not following any set parliamentary
procedures except when motions are before the Commission.
Section 6 - Public Hearings
6.1
Purpose of Heatings. The purpose of a hearing is to collect information and facts in order
for the Commission to develop a rational senior issue recommendation for the City Council.
6.2 Hearing Procedure. At hearings, the following procedures shall be followed in each case:
The Chairperson shall state the case to be heard.
The Chairperson shall call upon staff to present the staff report. Required reports
from each city department shall be submitted to the Senior Commission before each
case is heard.
The Chairperson shall ask the applicant to present his/her case.
Interested persons may address the Commission, giving information regarding the
particular proposal.
Petitioners and the public are to address the Chairperson only, not staff or other
commissioners.
There shall be no dialogue among the Commissioners, giving information regarding
the particular proposal. (The Senior Commission members may ask questions of
persons addressing the Commission in order to clarify a fact, but any statement by a
member for any other purpose then to question may be ruled out of order.)
3
ho
After all new facts and information have been brought forth, the heating shall be
closed and interested persons shall not be heard again. Upon completion of the
hearing on each case, the Senior Commission shall discuss the item at hand and
render a decision. The Senior Commission, if it so desires, may leave the public
record open for written comments for a specified period of time.
The Chairperson shall have the responsibility to inform all of the parties of their
rights of appeal on any decision or recommendation of the Senior Commission.
6.3
Schedule. At meetings where more than one hearing is scheduled, every effort shall be
made to begin each case at the time set on the agenda, but in no case may an item be called
for hearing prior to the advertised time listed on the agenda.
Section 7 - Miscellaneous
7.1
Senior Commission Discussion. Matters for discussion which do not appear on the agenda
may not be considered and discussed by the Commission unless, when initiated and
presented by the staff and be placed at the end of the agenda.
7.2
Suspension of Rules. The Commission may suspend any of these rules by unanimous vote
of the members present.
7.3
Amendments. Amendments of these by-laws may be made at any regular or special
meeting of the Senior Commission but only if scheduled on the meeting agenda in advance
of the meeting.
7.4
Review. At the first meeting in April of each year, these by-laws shall be read and adopted
by the Senior Commission.
Adopted this __, day of __, 2001.
Chairperson
CITYOF
CHANHASSEN
690 Ciff Center D~ive, PO Box 147
Cha,hassen, Mim~esota 55317
Phone 612.937. I900
General?ax 612.937.5739
Engineoi,g Fax 612.937.9152
Public Safety la.,: 612.934.2524
Web www. ci. cba,/~assen.mn.,s
To: Senior Commission
From: Sharmin A1-Jaff, Senior Planner
Date: December 12, 2000
Re: Goals and Objectives for the year 2001
On May 15, 2000, the Senior Commission met with the City Council to present
their goals and objectives for the year 2000. The City Council was supportive of
these goals. These goals were as follow:
Identify issues facing senior citizens and present them with possible
solutions and recommendations to the City Council. In 1998 and 1999, the
commission discussed the possibility of a "Senior Needs Study" with the
City Council. This goal remains a priority for the commission. The study
would be similar to that which was conducted in 1990, open ended with no
preconceived ideas. The study would take place after the release of the
2000 census. The Metropolitan Council projections indicated a 45.%
increase in the senior population at the end of the decade. If the 2000
census confirms these projections, a larger percentage of the overall
population will be seniors, which will lead to larger issues and type of
services catering to seniors. The commission's goal is to be proactive and
prepare for these needs rather than react to them. This goal is consistent
with the City Council's action step to provide Quality Amenities,
Community Involvement, and assessing the need for more senior housing,
assisted living, and Long-term care nursing Home. The commission is
also asking for direction if they should start preliminary research and
gather data pertaining to assisted living such as sites available in the City
for such a facility, size of parcel, location requirements, general services
offered, meet with the owners of the hil~h density lmrcels to inform
them of the need for assisted living, etc.
Transportation: Transportation continues to be an ongoing challenge for
seniors. Although seniors often express a need f0r.transportation, we have
been unable to pinpoint one effective method. The mission and objective
of the commission is to help resolve senior transportation problems, and
improve existing transportation service, i.e. Southwest Metro Transit and
CART. This goal is consistent with Strategy 5, Encourage and promotes
community connections; work with a variety of groups (commissions,
other government agencies and private entities) to ensure that the public
transportation needs of Chanhassen residents and businesses are met.
The Ci0, of Chan/~assen.~4 growing communi~ wit/~ clean lakes, qualiq schools, a charming downtown, thriving businesses, and beautiful parks. A great place to live, work, and play.
Senior Commission Goals and Objectives
December 12, 2000
Page 2
o
Senior Center: The number of activities and attendees of the center
continue to increase. Some activities have been moved to the Recreation
Center while others have a cap on how many may attend. The Senior
Commission realizes that the City does not intend any space/building
expansions in the near future, however, if and when an expansion takes
place, the Senior Center needs to be enlarged. This goal is consistent with
Quality Amenities. The commission also intends to encourage volunteers
(other than seniors) to participate in serving and delivering meals for
congregate dining and meals on wheels. Current driver volunteers include
four (mother and child) teams, seniors, council and commission members,
business owners in the community, and working non-senior adults. The
total number of volunteers including food servers exceeds 60 people. This
goal is consistent with the Cost-Effective Quality Services, Community
Involvement and giving businesses in the community the opportunity to
volunteer their time and services.
4. Communication:
o
Information And Referral / Senior Information Line: In 1999, the
Senior Center was rewarded a new computer and software from United
Way. Staff continuously advertises the program and makes people
aware of the availability of the service. This goal also falls under
Cost-Effective Quality Services.
Educate future generations of seniors: Increase awareness of the
opportunities and challenges that face seniors in Chanhassen. A
subcommittee organized a slide show presentation, which was shared
with the City Council. It will be presented to the community and
schools. This goal falls under Community Involvement.
Communication With Neighboring Senior Centers and Community
Education:
· Coordination of events.
· Transportation coordination with other senior centers and
community education.
This goal is consistent with Cost-Effective Quality Services.
Senior Parking At Public Buildings: Ongoing. The Senior Commission
contacts local businesses and request the installation of the signs at their
Senior Commission Goals and Objectives
December 12, 2000
Page 3
parking lots. This goal is consistent with encouraging the participation of
businesses in community events.
6. Support:
a. Senior Expo. This goal gives staff an opportunity to learn about issues
facing seniors, what other communities are doing to address these issues
and form partnerships with other agencies. The Expo is held once a year
and the cost for this valuable service is only $10.00 per person. It is a
Cost-Effective Quality Service.
b. Chanhassen Heritage Preservation
c. Urgent Care Facilities
d. Food shelf
e. Inter-generational activities
This goal is consistent with the City Center Identity action plan and
History Preservation. In the past the Senior Commission members raised
money to buy a brick for the Chanhassen Depot and organized several
activities in the Senior Center to raise additional funds for the same.
o
Have an annual joint work session between the Senior Commission and
the City Council to present the goals and objectives for the year and insure
that the Council's vision and their expectations of the Senior Commission
will be met. This goal is consistent with Community Involvement. The
Senior Commission members are actively involved in the community.
Each member is assigned the duty of attending a senior activity once a
month to listen and educate seniors on programs available to them and
hear their concerns and issues facing them. Through this format, they are
able to poll a representative sample and report the key issues to the City
Council.
Older American Month: Celebrate the month of May as Older American
Month. Attached is a newsletter from Eden Prairie describing activities
and programs that they are sponsoring. The Senior Commission wishes to
implement a similar program in Chanhassen.
AGENDA
CHANHASSEN SENIOR COMMISSION
FRIDAY, MARCH 16, 2001
10:00 A.M. TO 11:30 P.M.
CHANHASSEN COUNCIL CHAMBERS
1. Approval of agenda.
2. Congregate Dining & Meals on Wheels.
3. Update on Senior Center Activities.
4. Update on Senior Awareness Month Committee.
5. Senior Commission Comments.
Adjournment
The next Senior Commission meeting will take place on April 20, 2001, at 10:00 a.m.
CHANHASSEN SENIOR COMMISSION
REGULAR MEETING
February 16, 2001
Chairman Dale Geving called the meeting to order at 10:00a.m.
MEMBERS PRESENT: Dale Geving, Mel Kurvers, Albin Olson, Jean Mancini, Sherol
Howard and Bobbie Headla.
MEMBERS ABSENT: Tom Faust
STAFF PRESENT: Sharmin A1-Jaff, Senior Planner and Rachelle Tungseth, Interim
Senior Center Coordinator.
VISITOR'S PRESENT: None.
APPROVAL OF THE AGENDA: Commissioner Sherol Howard moved to approve the
agenda. Commissioner Bobbie Headla seconded the motion. All voted in favor and the
motion carried.
CONGREGATE DINING & MEALS ON WHEELS: The commission discussed
having Joyce attend the next meeting to determine if volunteering in the kitchen is
adequate or if additional help is needed.
UPDATE ON SENIOR CENTER ACTIVITIES: Jean Mancini updated the
commission on updating events, speakers and trips. She also informed the commission
that the senior advisory board is contemplating decreasing the numbers of members from
nine to seven.
SENIOR AWARENESS MONTH: Sherol Howard stated that activities are being
planned for the month of May. A meeting is set up for March 6th . The Senior Expo
which is held on June 22nd at Mayer Lutheran High School. Discussion about
transportation to the Senior Expo was reviewed.
GOAL/OBJECTIVES FOR 2001
The commission decided to meet at Centennial Hills on Feb. 19th at 12:00p.m. (noon) to
discuss the goals to be presented to the City Council during the joint work session. An
update on housing was presented by Sharmin and A10lson. It included on update Doug
Hanson's property to build a 30 unit senior housing complex also presented Presbyterian
Homes presentation to the EDA was discussed.
Dale Geving thanked A10lson for his contribution to the community garden and offered
to pay for a plot for anyone who is interested.
Dale moved to adjourn the meeting and Bobbie second the motion.
AGENDA
CHANHASSEN SENIOR COMMISSION
FRIDAY, APRIL 20, 2001
10:00 A.M. TO 11:30 P.M.
CHANHASSEN COUNCIL CHAMBERS
1. Approval of agenda.
2. Visitor Presentation, Bob Generous, Senior Planner will give an update on Presbyterian Homes.
3. Election of Officers.
4. Congregate Dining & Meals on Wheels.
5. Update on Senior Center Activities.
6. Update on Senior Awareness Month Committee.
7. Housing Forum.
8. Senior Commission Comments.
Adjournment
The next Senior Commission meeting will take place on May 25, 2001, at 9:30 a.m.
CITYOF
CHANHASSEN
690 Ci7 Ce,ret Drive
?0 Box i47
Chanhasse,, Minnesota 55317
Pholle
952.937.1900
General Fax
952.93Z5739
Engineering Department Fax
952.93Z9152
Building Departme,t Fax
952.934.2524
i~b Site
www. ci. cha,hasse,.m,.
Press Release
To: Chanhassen Villager Date: April 6, 2001
Chanhassen Area Churches
Chanhassen Area Businesses
Carver County Board of Commissioners
Chanhassen City Council
The City of Chanhassen will be hosting a series of Housing Forums for all
persons interested in housing in the community. A series of interactive
discussions will be taking place at the end or April and the beginning of May.
The purpose of these meetings is to:
· Educate the Chanhassen Community regarding myths and misconceptions
regarding affordable and lifecycle housing;
· Provide guidance to community leaders regarding housing concerns;
· Discuss housing alternatives for the community.
The first meeting will be held at the Chanhassen Dinner Theatre on Thursday
April 26th at 7:00 p.m. The first topic is "Affordable-Lifecycle Housing--What
is the Issue?" Ed Goetz, University of Minnesota Associate Professor for Urban
and Regional Planning at the Hubert Humphrey Institute of Public Affairs and
Joanne Barron from the Metropolitan Council will be the guest speakers.
The second meeting will be held on May 3ra (time and location to be
announced). The meeting will focus on, "How can affordable housing be
achieved? Who's providing it and how are they doing it?" The speakers will be
Kit Hadley, Commissioner at the Minnesota Housing Finance Agency; Guy
Peterson, Housing Planner at the Metropolitan Council; and Julie Frick, Carver
County Housing and Redevelopment Director.
The last meeting will be held on May l0th (time and location to be announced).
The topic for this meeting is, "What has Chanhassen done and what is the city's
role?" The speakers will be Kate Aanenson, Chanhassen Community
Development Director and Nancy Lenhart, a University of Minnesota Extension
Educator who will be facilitating a group discussion on housing needs for the
community.
Questions regarding these forums should be directed to Kate Aanenson at
Chanhassen City Hall, 952-937-1900 ext 118, or e-mail Kate at
kaanenson~ci.chanhassen.mn,us.
The City of Cha,hasse,t. A gmwhgg commum'ff with clean lakes, qualiO, schools, a cha,ming downtown, thriving businesses, and beautiful parks. A great place to live, work, and pla):
U.S. Census Bureau
State and County QutckFacts
Minnesota
IC ;rve[ c0unt7
~ounty selec_ti0n ~_a_p
L. ocat~ ~. cpunt, y by.pJscp r'!Arn~
More data for this area
S eJ_e ctj_st.a._t_e
USA_._Ouick_Fact_s
Follow the ? link for definition and source information.
People QuickFacts
,?. Population, 2000
:.~ Population, percent change, 1990 to 2000
~ White persons, percent, 2000 (a)
,? Black or African American persons, percent, 2000 (a)
· American Indian and Alaska Native persons, percent. 2000 (a)
?, Asian persons, percent, 2000 (a)
:~ Native Hawaiian and Other Pacific Islander, percent, 2000 (a)
~9 Persons reporting some other race, percent, 2000 (a)
~ Persons reporting two or more races, percent, 2000
? Persons under 18 years old. percent. 2000
,~? Persons of Hispanic or Latino origin, percent. 2000 (b)
~ High school graduates, persons 25 years and over, 1990
~9 College graduates, persons 25 years and over, 1990
,9 Homeownership rate. 1990
,.'¢, Single family homes, number 1990
,9 Households. 1990
,,9: Persons per household, 1990
,,?, Family households, 1990
~9 Median household money income, 1997 model-based estimate
:? Persons below poverty, percent, 1997 model-based estimate
,~ Children below poverty, percent. 1997 model-based estimate
Business QuickFacts
Private nonfarm establishments with paid employees, 1998
Private nonfarm employment, 1998
Private nonfarm employment, percent change 1990-1998
Nonemployer establishments, 1997
Manufacturers shipments, 1997 ($1000)
Retail sales, 1997 ($1000)
Retail sales per capita, 1997
Minority-owned firms, 1992
Women-owned firms, 1992
Housing units authorized by building permits, 1999
http ://quickfacts.census.gov/qfd/states/27000.html
Minnesota USA
4,919,479 281,421,906
12.4% 13.1%
89.4% 75.1%
3.5% 12.3%
1.1% 0.9%
2.9% 3.6%
Z 0.1%
1.3% 5.5%
1.7% 2.4%
26.2% 25.7%
2.9% 12.5%
2,281,797 119,524,718
604,584 32,310,253
71.8% 64.2%
1,299,828 65,761,652
1,648,825 91,993,582
2.58 2.63
1,138,581 65,049,428
$41,591 $37,005
8.9% 13.3%
13.1% 19.9%
Minnesota USA
134,981 6,941,822
2,271,671 108,117,731
24.0% 15.7%
304,038 15,439,609
76,244,894 3,842,061,405
48,097,982 2,460,886,012
$10,260 $9,190
7,449 1,965,565
124,143 5,888,883
33,341 1,663,533
Federal funds and grants, 1999 ($1000)
Local government employment - full-time equivalent, 1997
21,665,794 1,516,775,001
188,845 10,227,429
Geography QuickFacts
Land area, 2000 (square miles)
Persons per square mile, 2000
(a) Includes persons reporting only one race.
(b) Hispanics may be of any race, so also are included in applicable race categories.
FN: Footnote on this item for this area in place of data
NA: Not available
D: Suppressed to avoid disclosure of confidential information
X: Not applicable
S: Suppressed; does not meet publication standards
Z: Value greater than zero but less than half unit of measure shown
Minnesota USA
79,610 3,537,441
61.8 79.6
__D~t~ Qu~!ity S.t~tgrn_e_n[
What do you think of our new QuickFacts? Send comments to quickfacts~.lists.census.gov
Source U.S. Census Bureau: State and County QuickFacts. Data derived from Population Estimates, 2000 Census of Population and
Housing, 1990 Census of Population and Housing, Small Area Income and Poverty Estimates, County Business Patterns, 1997
Economic Census, Minority- and Women-Owned Business, Building Permits, Consolidated Federal Funds Report, 1997 Census of
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Basic Facts ~ Quick Tables
DP-1. Ge_.r~era! ,._P_p_pu~a_t_i.¢n and___H_ousing Characteristics: 1990_
Geographic Area: Chanhassen city, Minnesota
NOTE: For information on confidentiality, nonsampling error, and definitions, see
http://factfinder.census.g ov/home/en/datanotes/expstf190, htm.
Subject
Number
Total population
11,732
SEX
Male
Female
6,019
5,713
AGE
Under 5 years
5 to 17 years
18 to 20 years
21 to 24 years
25 to 44 years
45 to 54 years
55 to 59 years
60 to 64 years
65 to 74 years
75 to 84 years
85 years and over
Under 18 years
65 years and over
1,343
2,325
322
445
5,061
1,157
364
263
307
110
35
3,668
452
HOUSEHOLDS BY TYPE
Total households
Family households (families)
Married-couple families
Other family, male householder
Other family, female householder
Nonfamily households
Householder living alone
Householder 65 years and over
4,016
3,273
2,982
88
2O3
743
527
94
Persons living in households
Persons per household
11,716
2.92
GROUP QUARTERS
Persons living in group quarters
Institutionalized persons
Other persons in group quarters
16
16
0
RACE AND HISPANIC ORIGIN
White
Black
American Indian, Eskimo, or Aleut
Asian or Pacific Islander
Other race
11,448
28
39
195
22
Hispanic origin (of any race)
78
To~lhousing uni~
4,249
OCCUPANCY AND TENURE
Occupied housing units
Owner occupied
Renter occupied
Vacant housing units
For seasonal, recreational, or occasional use
4,016
3,428
588
233
28
.,./g°a~e~t~FadtJfer?. t_elang=en& vt name=DEC_1990_STF I_DP 1 &_geo_id=16000US2706~t8
Subject Number
Rental vacancy rate 14.4
Persons per owner-occupied unit
Persons per renter-occupied unit
3.05
2.12
Units with over 1 person per room
49
UNITS IN STRUCTURE
1-unit detached
1-unit attached
2 to 4 units
5 to 9 units
10 or more units
Mobile home, trailer, or other
3,316
345
77
60
429
22
VALUE
Specified owner-occupied housing units
Less than $50,000
$50,000 to $99,999
$100,000 to $149,999
$150,000 to $199,999
$200,000 to $299,999
$300,000 or more
3,193
16
804
1,429
505
293
146
Median (dollars)
124,400
CONTRACT RENT
Specified renter-occupied housing units paying cash rent
Less than $250
$250 to $499
$500 to $749
$750 to $999
$1,000 or more
551
8
343
166
24
10
Median (dollars)
446
RACE AND HISPANIC ORIGIN OF HOUSEHOLDER
Occupied housing units
White
Black
American Indian, Eskimo, or Aleut
Asian or Pacific Islander
Other race
4,016
3,952
11
11
34
8
Hispanic origin (of any race)
(X) Not applicable
Source: U.S. Bureau of the Census, 1990 Census of Population and Housing, Summary Tape File 1 (100% Data)
Matrices P1, P3, P5, P6, PS, Pll, P15, P16, P23, H1, H2, H3, H5, H8, H10, H18A, H21, H23, H23B, H32, H32B,
H41.
26
.../BasicFactsTable?_lang=en& vt name=DEC_1990_STF I_DP 1 &_geo_id= 16000US27064
Mike,
Please add crosswalks at the locations
shown along with appropriate signage
this spring once the snow melt and sweeping
are complete.
Teresa
AGENDA
CHANHASSEN SENIOR COMMISSION
Friday, September 21, 2001
10:00 A.M. TO 11:30 P.M.
CHANHASSEN COUNCIL CHAMBERS
1. Approval of agenda.
2. Visitor Presentation.
3. Congregate Dining & Meals on Wheels.
4. Update on Senior Center Activities.
5. Senior Commission Comments.
Adjournment
* The next Senior Commission meeting will take place on October 19, 2001, at 10:00 a.m.
AGENDA
CHANHASSEN SENIOR COMMISSION
Friday, October 19, 2001'
10:00 A.M. TO 11:30 P.M.
CHANHASSEN COUNCIL CHAMBERS
1. Approval of agenda.
2. Visitor Presentation.
3. Congregate Dining & Meals on Wheels.
4. Update on Senior Center Activities.
5. Senior Commission Comments.
Adjournment
* The next Senior Commission meeting will take place on November 16, 2001, at 10:00 a.m.
Senior
Housing
Update
,..,:axfl_e d
~ese~ch Inc.
The Banks Buitding
615 F~rst Avenue NE
Suite 400
Minneapolis, MN 55413
Phone (612)338-0012
Fax (612)904-797g
Foreword
Max~ield Reaeareh ia plea,ed to pre, ertl our Senior //ou~lng Mar/cet I/pclate JOT200/.
The impetu, ~or thi~ report ia to provide the ,enior hou, ing industry with current maricet data critical
~or under, landing thi, rapidly growing and ever evolving indu,try on a local level. The data can be
utilized to ali,cover opportunitie, aa well aa ~lag area, that may be in danger o~ temporary ,aturation.
For over ten year, Max~ield }~e,eareh ha, been tracking the local ,enior hou,ing martcet through a
comprehen, ive annual ,uroey o~ all market-rate ,enior hou, ing development, in the Twin Citie, Metro
Area. The data collected ~rom our ,urvey provide, the induatry with the moat comprehenaive and
current information available on local ,enior hou, ing market trend,.
In the pa~t, we have provided the ~tnding, o~ the ,urv~ either in pre,entation, at local event5 or in
our "$itelineo" new, letter, however, due to the large and ever increasing amount o~ reque6t6 ~or
additional in~o~ation, the la~t ~o ~ear~ we have ma~e the ~indin~ available in an e~ee~on~c repo~
bormat.
The information contained in thi, report wa, collected by Max~ield ~,earch through telephone ,urvey,
conducted with individual property manager~ and owner,. Thi5 year% data -- aa well aa the hi,torte
data pre~ented herein -- wa5 collected during the ~ir~t and ,econd quarter~ o~ each year. The ,uroey ia
limited to market-rate and "a~ordable' ,enior development,. The ,uroey include, only "e,tabli,hed"
projeet~ - tho,e that have been open ~or occupancy ~or at lea~t 12 month, or have reached ,tabilized
occupancy (95g ~or independent living and 93Vo ~or a,~i,ted living). Thi, year'5 ,u'rvey included 278
project, with roughly 20,500 unit,.
We hope you ~ind the information in thi, report helpful. I would li~e to personally thank all o~ the
proper/~ manager~ and owner, that have re,ponded to the ,urvey now and in year~ pa,t, ~or witho~tt
the in~orraation the~ provide thi, report would not be po,~ible.
Sincerely,
Ric~ £en~l~e
Vice Pre,ident/Direetor o~ Senior Housing
Max~ield Re~earch Inc.
~'~/~lxl]¢qd SENIOR HOUSING UPDATE 2001
The State of the Senior }lousing Market. The first year of the new millennium saw a
significant number of new senior units enter the market place. During 2000, the Twin Cities
market witnessed more new senior housing come on-line - 1,940 units ~ than in any other year
since 1988, when a record 2,050 units came on-line.
Figure 1
NET GAIN IN SENIOR HOUSING UNITS
7-County Twin Cities Metro Area
The number of market-rate/affordable senior housing units in the Twin Cities Metro Area
surpassed the 20,000~unit mark last year and if all of the developments in the pipeline are
developed as proposed, the number of senior units could reach just short of 25,000 units by the
end of 2002.
While senior housing development during the 1980s concentrated on "congregate" housing,
today's senior housing has evolved into a complete continuum of products designed to
accommodate the lifestyle needs of extremely diverse market segments; from younger active
seniors who may simply desire to live among peers and the freedom from maintaining a single-
family home, to very frail seniors in need of housing with support and personal care services.
SENIOR HOUSING UPDATE 2001
Types of Senior Honsing. In order to understand potential opportunities within the senior
housing market, it is critical to understand the differences between the various senior housing
products offered in the market today. Maxfield Research Inc. has developed the following senior
housing classifications based on the level (or lack) of support and/or personal care services
offered.
The least service-intensive product, termed "adult" projects, offers virtually no support services
or health care, but restrict tenancy to those ages 55 and over. These projects are usually
apartment-style rentals, but also include age-restricted condominiums, cooperatives, (for-sale and
rental) townhome developments and even a single-family subdivision. Some of these
developments do provide scheduled transportation and limited activities for residents.
Congregate projects offer support services such as transportation, meals and housekeeping
either for an additional cost ("optional services") or included in the monthly fee ("service-
intensive").
The most service-intensive product types, assisted living and memory care, offer the highest
level of services short of a nursing home. Assisted Living housing typically includes at least
two dally meals as well as all of the support services found in congregate housing. However,
assisted living housing also provides 24-hour staffing/emergency response along with the
availability of personal care assistance (bathing, dressing, grooming, etc.).
Memory Care housing is a specialized assisted living product specifically designed and
programmed for persons afflicted with Alzheimer's Disease or other dementias. These facilities
include all of the same services as traditional assisted living, additional safety through secured-
access doors and/or wander-guard systems as well as higher staffto resident ratios. Furthermore,
special active (stimulating) and passive (calming) programming is involved to respond to fids
population's needs. While memory care facilities can be freestanding buildings, more often they
comprise a wing of a traditional assisted living facility.
Affordable senior housing is defined as housing with income-restrictions and set rents (albeit,
only slightly below market) versus subsidized projects where rents are typically based on a
sliding scale (generally 30 percent of adjusted household income) and are geared toward very-
low income seniors. Affordable housing usually receives some type of shallow subsidy, and is
usually financed with Tax Increment Financing, Tax-Credit Financing or through a special
County/City sponsored tax-levy. They can be freestanding developments or units set aside
within a market rate development. Usually, the affordable product offers few services unless the
units are within a market rate building with congregate services available on an optional basis.
Of the 278 senior projects inventoried as of the 2na Quarter of 2001, 47 projects had 2,635
"affordable" units. Another 80 projects, with a total of 5,910 units were classified as market-rate
"adult" projects. Congregate housing accounts for the largest share of the Metro's senior
housing, with 8,352 units in 77 projects. A total of 74 assisted living facilities with 3,602 units
were identified. The majority of these, 52 facilities O,007 units) are traditional assisted living
-2-
'.f,~i'~lxl,|el~i SENIOR HOUSING UPDATE 2001
geared toward physically frail seniors while the remaining 22 facilities (600 units) contain
memory care units. The average affordable development consists of 56 units, adult projects
average 74 units, congregate projects 108 units, traditional assisted living 58 units and memory
care facilities 27 units.
Figures 2 and 3 below show the current distribution of Twin Cities senior units among the
various product categories. Roughly 40% of the Metro Area's senior units are within congregate
projects (25% offer optional services and 15% include at least some services in the rents). Adult
projects account for 29% of all units, assisted living comprises 18% (of which 3% are memory
care housing) of all units. Affordable units account for 13% of the non-subsidized senior
housing units within the Twin Cities Metro Area.
Projects
Units
Avg. Size
Figure 2
NON-SUBSIDIZED SENIOR HOUSING IN THE 7-COUNTY TWIN CITIES METRO AREA
2nd Quarter 2001
Affordable I Adult
47 80
2,635 5,910
56 75
Congregate I AssiSted living I MemOry Care i TOtal
77 52 22 278
108 58 27 --
Figure 3
SENIOR HOUSING DISTRIBUTION BY SERVICE LEVEL
7-County TCMA
July 2001
-3-
SENIOR HOUSING UPDATE 2001
Geographic Distribntiou of Senior Housing. For the purpose of this analysis, Maxfietd
Research has divided the 7-County Metro Are into six quadrants; Minneapolis, St. Paul,
Northeast Metro, Northwest Metro, Southeast Metro and Southwest Metro; shown on the map on
page 10.
The Southwest Metro has, by far, the largest number of senior housing units (just over 6,052
units) and comprises nearly 30% of the Metro Area's market-rate/affordable senior housing
units. The Northwest quadrant has the second largest number of umts (4,966 units) with 24% of
the Metro total, followed by the Northeast (4,088 units) with 20%, and the Southeast (2,333
units) with 11%. Minneapolis (1,830 mits) and St. Paul (1,235 units) account for 9% and 6% of
the Metro Area's non-subsidized senior units, respectively.
Figure 4 on the following page, shows the number of senior housing units in each quadrant
broken out by the product type.
Adult projects have proliferated in the Northwest, where they comprise one-third of the
quadrant's units and nearly 40% of all adult units. Many of the units are found in older general-
occupancy projects that have been converted to senior housing. Conversely, adult units comprise
tess than one-in-five of the City's senior housing units.
Congregate housing dominates in Minneapolis where it comprises two-thirds of the City's units
and in the Southwest where it accounts for slightly more than one-half of the senior housing
units. About 30% of the units in the remaining quadrants offer congregate services. Overall,
nearly 40% of the Metro Area's congregate units are located in the Southwest Metro.
Assisted living housing currently comprises between 10% (Minneapolis) and 32% (St. Patti) of
the senior units in each quadrant, with the Southwest Metro accounting for nearly one-third of
the Metro Areas assisted living units.
Memory Care housing is concentrated in the suburban markets where it comprises only 3 to 4%
of the senior units in each quadrant. The Southwest quadrant accounts for the largest share --
nearly one-third - of the Metro Area's memory care units, while the Southeast has the fewest
number -- accounting for only 17% of the Metro's memory care units.
While affordable housing product accounts for only 13% of all units surveyed, it comprises 30%
of the units in the Northeast and 24% in the Southeast. Affordable units accounted for only 3%
to 8% of the units in the remaining quadrants. The large number of "affordable" units in the
Northeast Metro is primarily the result of a concentration of tax-credit-financed, cottage-style
housing product. This product has been extremely successful, capitalizing on the large
moderate-income market found in the Northeast suburbs as well as attracting residents from
surrounding neighborhoods in St. Paul. However, unlike adjacent states, the Minnesota Housing
Finance Agency, which administers tax credits, has significantly reduced the use of this
financing for senior housing development choosing to focus the program on family housing.
-4-
SENIOR HOUSING UPDATE 2001
6,000 -
5,500 -
5,000 -
4,500 -
4,000
3,500 -
3,000 -
2,500 -
2,000 -
1,500 -
1,000 -
Figure 4 : .
DISTRIBUTION OF SENIOR UNITS BY TYPE & QUADRANT
TCMA' July 2001 '
[] Memory Care
[] Assisted Living
[] Congregate
[] Adult
[] Afford able
372
425 ' 330
St.P Mpls
SE NE NW SW
J
The concentration of affordable units in the Southeast is the result a special tax-levy imposed by
Dakota County. The Dakota County Community Development Authority has been and
-5-
E! xfi{qd SENIOR HOUSING UPDATE 2001
continues to be active in developing senior housing. Since 1990, the Dakota County CDA has
built 13 projects with 725 units (686 affordable and 39 market rate). Of these, 476 units are
located in the Southeast Metro (with projects in Apple Valley, Eagan, Inver Grove Heights,
Mendota Heights, Rosemount, South St. Paul and West St. Paul) and 276 units in the Southwest
Metro (projects in Bumsville and Lakeville). The projects have been extremely successful,
having maintained full occupancy with significant waiting lists.
The development of affordable senior housing has also been sponsored by several municipalities
including Blaine (Blaine Court and Clover Leaf CourO, Charnplin (Mill Pond Gables), Eagan
(O'Leary Manor), Maple Grove (Woodland Mounds) and Plymouth (Plymouth Towne Square).
Market Conditions/Vacancy Rate Trends. The recent resurgence in senior housing
development has resulted in a modest increase in vacancy rates over the last year. Between the
2na Quarters of 2000 and 2001, the overall senior housing vacancy rate in Twin Cities Metro
increased from 2.5% to 3.4%. This year was the ninth consecutive year in which the overall
senior vacancy rate remained below 5%. However, as Figure 5 below shows it was the highest
overall vacancy rate reported in the last five years.
Figure 5
S mOR V CA Cy
TWIN CITIES METRO AREA
7-
6- _.7
4.0
4 --~~_ ~ ~ 3.1 '
~:~ 3.5 3 4
_ 3.8 ~, 2 4
2- 2.7
2.5
1991 1992 1993 t994 1995 1996 1997 1998 1999 2000 2001
-6-
SENIOR HOUSING UPDATE 2001
Despite the modest rise in vacancy rates over the last year, the market for the affordable as well
as the independent senior product (adult and congregate) still remains very strong. As of 2na
Quarter 2001, a mere 0.6% of the affordable units were vacant, 1.3% of the market-rate adult
product was reported vacant, as were 2.9% of the congregate units. Meanwhile, vacancy rates
for assisted living/memory care homing came in at just under 10%, with traditional assisted
living facilities operating with an 8.9% vacancy rate and memory care facilities experiencing a
15.5% vacancy rate.
Vacancy rates increased across all product types, with the exception of the affordable product,
which remained stable. Figure 6 displays vacancy rates by product type for 1997 through 2001.
Figure 6
VACANCY RATE8 BY PRODUCT TYPE
TCMA
.0%
[] 1998 -~.~.SO/o
r11999
ffi20o0
12001
10.0% -
9.0% -
8.0% -
7.0% -
6.0% -
5.0% -
4.0% -
3.0% -
2.0% -
1.0% - --
0.0% -
LTq~0'SSao.6~hO,6~
Affordable Adult
,fi% 2..'1" i~
Typically a vacancy rate of 5% is considered to be the equilibrium for independent senior
housing, indicating that the demand for independent housing product surpasses the supply.
Demand is particularly strong for affordable and adult product.
Due to high turnover rates in assisted living homing (anywhere from 35 to 50% per year) and the
need for adequate consumer choice, a vacancy rate of at least is 7% is considered healthy in the
assisted living industry. Nationally, assisted living homing has seen vacancy rates of roughly 10
percent over the past several years while the local market had fared much better than the national
average with vacancy rates of 6.2% and 7.5 % the previous two years.
-7-
/~ ~! x I'i I~ !..l,I, SENIOR HOUSING UPDATE 2001
" Figure 7 on the following page shows vacancy rates by product type for each of the six markets
examined. Overall vacancy rates ranged from 2.7% (Northeast Metro) to 5.1% (St. Paul).
However, in St. Paul, one assisted living facility accounted for nearly 45% of the vacancies in
the community and when this facility is subtracted, the vacancy rate among the remaining
projects falls to 3.1% (and its assisted living vacancy rate falls from 11.3 to 5.8%). In
Minneapolis (4% vacancy rate), three of the City's 17 projects accounted for nearly three-
quarters of the vacancies while the other 14 developments posted only a combined 1.5% vacancy
rate.
For the most part, the majority of vacancies were found to be concentrated in a relatively small
number of projects.
The affordable housing market continues to be tight all across the Metro Area, with the
Northwest Metro reporting the highest vacancy rate, at a mere 1.5%. The market for adult
product was once again very strong throughout the Metro, with vacancy rates ranging from 0.3%
in Minneapolis to 1.9% in the Southwest Metro.
The market for congregate housing remains strong in four of the six quadrants, with vacancy
rates of 1.9% (Southwest Metro) to 3.2% (St. Paul). Only Minneapolis and the Southeast Metro
had congregate vacancy rates over 5%. Three congregate projects in Minneapolis are
experiencing above average vacancies (10%). All three of these developments are older (having
been built between 1964 and 1987) and either undergoing or about to begin renovation. One of
these projects has actually reduced its unit count by 17 over the last several years by combining
studio units to create larger umts. While two of the older developments have had occupancy
issues for several years, the other has seen vacancies climb due to the tuming over of an aging
population and new competition in the area. Meanwhile, the six other congregate projects in
Minneapolis combined for a vacancy rate of 2.3%. In the Southeast, one upscale congregate
development that opened in 1999 accounts for slightly more than one-half of the quadrant's
vacancies. The development's unit mix (too many studio units) and its combining of congregate
and assisted living throughout the building has led to slower than expected lease-up. A vacancy
rate of 2.1% is found in the other Southeast congregate projects.
The substantial increase in assisted living vacancies over the last year is primarily due to the
addition of a few poor performing projects that opened in 1999 (and were not included in last
year's survey since they were still in their initial lease~up period) coupled with the fact that
several national assisted living chains continue to struggle with occupancy in their facilities.
Assisted living vacancies continue to be concentrated in select facilities, with one-quarter of the
facilities reporting full occupancy and 70% of the assisted living facilities reporting vacancy
rates under 7%. Still, more facilities are experiencing higher vacancies than last year, with the
median vacancy rate increasing from 3.6% to 4.8% between 2000 and 2001.
The memory care market appears to be experiencing short-term saturation with a Metro-wide
vacancy rate of nearly 16 percent. However, a closer examination reveals that nearly 70% of the
vacant memory care beds (as well as a fair number of the vacant assisted living units) are located
in one large national chain's facilities.
SENIOR HOUSING UPDATE 2001
Mplg 1
NE 19
NW 8
SE 11
SLP 2
SW 6
Tolal 47
Avg Size
ProJ ,
Mplg 4
NE 8
NW 15
SE 5
St~P 4
SW 16
Tota! 52
Avg Size
Figure 7
SENIOR VACANCY RATES BY QUDRANT & PRODUCT TYPE
TCMA
\ Illsrda Iff(.
Units Vac.
101 0
1,212 5
398 6
551 3
41 0
332 2
2,638 16
56
%
o.0%
0.4%.-
1.5%
0.5%
0.0%
0,6%..
0.6o/~.
Prol Units Vae. , % Proj Units Vac %
3 330 1 0.3% 9 1,213 63 5.2%
20 1,046 12 1.1% 13 1,076 30 2.8%
21 1,957 31 1.6%- 18 1,807 42 2.3%
14 789 15 1.9% L 7 687 36 5.2%
5 425 6 1.4% .' 5 372 12 3.2%
17 1,363 11 0.8% 25 3,197 61 1.9°/6
80 5~910 76 1.3°/o,.` 77 8,352 244 2.9°/0
74 ~._ 108
\,.',i'4c(I I.ix ill~
Units Vac.
186 10
622 46
628 42
205 23
397 45
969 93
3,007 259
58
5.4%
7.4%
6.7%,
11.2%
11.3%
9.6%
8.60/,,.
Proj Units
0 0
4 132
5 176
4 101
o 0
9 191
22 600
27
14
22
¸ 28
¸31
95
% Proj
0.0% : 17
10.6% 64
12.5% 67
27.7%. 41
0.0%: 16
16.2o/6 ? 73
15.8%-: 278
Units
1,830
4,088
4,966
2,333
1,235
6,052
20,504
74
Vac. %
74 4.0%
107 2.6%
143 2.9°/6
1°5 4.5%
63 5.1%
198 3.3%
690 3.4%
-9-
SENIOR HOUSING UPDATE 2001
Twin Cities Quadrants
This chain's facilities are operating at a 27.5% vacancy rate and are located in each of the
suburban quadrants. Marketing, management and legal issues as well as market resistance to the
firm's double-occupancy shared-suite model have factored heavily in the chain's less than stellar
- 10-
SENIOR HOUSING UPDATE 2001
performance. The remaining memory care facilities in the Metro Area reported a combined
vacancy rate of 7.7%, while one-third of the facilities were full.
It is important to note that the survey only included "established" developments (those that have
been open for 12 months), and a significant number of new developments were in their initial
lease-up period at the time the survey was conducted which may have impacted vacancy rates
among some of the established developments.
Revival in Owner-Occupied Housing. Although 82% of Metro Area senior units are rental, the
market for senior ownership housing is strong and growing. The resurgence in cooperative
housing, the introduction of age-restricted townhomes and the recent addition of an age restricted
single-family subdivision are all creating more diverse options for today's seniors.
The surge in the development of owner-occupied housing during 2000 contributed significantly
to the near-record levels of senior housing development last year in the Twin Cities Market.
Nearly 35% of the senior units that came on-line in 2000 were owner-occupied. The 670 units
that came on-line during 2000 were the largest number of owner-occupied housing ever built in
the Twin Cities. Cooperative housing alone (324 units), comprised t8% of the senior units built
in 2000.
700
600 -
500 -
400 -
300 -~---
200 ~
100 -
o11-
SENIOR HOUSING UPDATE 2001
As of the first half of 2001, there were nearly 3,600 units of owner-occupied senior housing in
the Metro Area, of which 2,200 units were in cooperative projects. Overall, for-sale housing
had a vacancy rate of just over 1%. The low vacancy rates in owner-occupied housing product
are aided to some degree by the built-on-demand character of these projects. Owner-occupied
housing typically is designed and marketed toward younger active seniors and thus, only about
30% of the owner-occupied senior housing in the Twin Cities offer services.
Increasing Market Diversification. Contributing to the expansion and success of the local
senior housing market is the ever-increasing variety of product available in today's market. As
Figure 9 below shows, senior housing construction in the 1980s was dominated by congregate
housing. This lack of product differentiation played an important part in the senior housing
market's downturn during the end of that decade. Since the early 1990s, however, development
has been somewhat polarized with the construction of product concentrated at the opposite ends
of the service continuum with greater numbers of adult and assisted living product being
developed.
2,400
2,000 -
1,600 -
1,200 -
800 -
400 -
Figure 9
SENIOR HOUSING DEVELOPMENT BY YEAR
TCMA '
FIMemory Care
IZlAssisted Living
n Congregate
EIAdult
- 12-
· "~ ~lXl'|e!,~!, , SENIOR HOUSING UPDATE 2001
Nearly 70% of the 9,600 senior units built prior to 1989 were in congregate projects. Since
1989, congregate housing has comprised just 16% of the units built. Since t989 about 55%
percent of the units built have been in adult developments while assisted living/memory care
facilities have comprised 30%.
Heading into a New Senior Housing Boom. The spike in senior housing development in 2000
was not an anomaly, but the beginning of a second boom in senior housing. The current boom
has the potential to be even more substantial than the boom of the mid to late 80s. Figure 10
shows the annual average number of units built in the Twin Cities split into seven distinct
development periods.
During the peak development period in the 1980s (1986 to 1988) nearly 1,740 units came on4ine
annually. Development shrunk to less than 400 units per year between 1989 and 1991 and then
increased steadily during the remainder of the 90s. The second half of the 1990s averaged 1,153
new units per year, compared to the 1,944 units that came on line in 2000. Based on an
inventory of planned and proposed developments in the pipeline, we believe there is the potential
for roughly 2,100 units to open in both 2000 and 2001.
Figure 10
NUMBER OF SENIOR UNITS BUILT
( ANNUAL AVERAGE)
TWIN CITIES METRO AREA ~
2,200 ...........
1,600 ..... ~
200 ............ .-'
1980-82 1983-85 1986-88
1989-91
Development over the next two years wilt be more evenly spread across product types than has
been seen of late, with the potential for record numbers of assisted living units and the most
congregate units seen since the late 80s. Between 2000 and 2001, 1,800 "adult" units, 1,080
congregate units, 1,020 traditional assisted living and 386 memory care units are expected to
come on-line.
- 13 -
SENIOR HOUSING UPDATE 2001
Market Absorption. During the second half of the 1990s, the number of senior umts brought
into the market averaged 1,100 units annually and vacancy rates declined from 3.8 to 2.5%.
During 2000, development nearly reached the 2,000-unit mark and vacancy rates increased from
2.5 to 3.4%. For the most part, vacancy rates have been concentrated in a handful of
developments, primarily aging buildings, double-occupancy suites and in the freestanding
assisted living facilities.
The projected growth in assisted living umts will likely cause temporary saturation within some
local markets. In particular, the Southwest and the Northwest Metro are expected to account for
nearly 60% of the units developed over the next two years, including 77% of the assisted living
and 71% of the memory care units entering the market. The number of non-subsidized senior
housing units that are proposed to come on line in each quadrant over the next two years is
displayed in Figure 11 below.
PENDING SENIOR HOUSING DEVELOPMENT
1,600 .............
1,400 -
1,200 - · ,:.~: ~,
1,000-
800-
279
600 - ·
400-
S8S
200-
0
136
61
266
206:
SW NW NE
[] MC
[] Cong
39 ElAdult .
i
SE M pls StP
Growing Market. The aging baby boom population should ensure that demand for senior
housing will continue to grow well into the first half of this century. As of 2000, there were
255,000 persons age 65 and older in the Twin Cities Metro Area. The senior population is
expected increase by roughly 113,000 persons (45%) over the next two decades.
- 14-
SENIOR HOUSING UPDATE 2001
The Twin Cities' senior population is projected to increase by just over 28,000 persons (11%)
this decade and by nearly 85,000 persons (29%) between 2010 and 2020 as the leading edge of
the baby boom begins entering their mid-60s in the next decade. The majority of the senior
population growth over the next two decades, however, will come from persons age 65 to 74.
These younger seniors will comprise 70 percent of the Metro Area's senior population growth
this decade, and 80 percent of the growth over the next decade. Although growth in the 75 and
over age cohort -- the primary market for senior housing -- will slow over the next decade,
demand for senior housing will continue to increase, as the concept of senior housing achieves
greater acceptance. Between 1990 and 2000, the percent of persons age 65 and older residing in
non-subsidized senior housing nearly doubled, from roughly 6 to 12%. Assuming that over the
next two decades the percent of seniors residing in senior housing increases to 15%, the number
of senior housing units will need to double.
W Figure 12 '~
StuPOR (~S+) POPta~T~O~ TR~mS
280,000
245,000 -
210,000 -
175,000
140,000
105,000 -
70,000
266,160
/
/
162,320 /
130,615/_/
105,479J .. ~,~'~
82.728
1980 1990 ~000 2010 2020
- 15-
SENIOR HOUSING UPDATE 2001
Demand over the next two decades will be particularly strong for product geared toward the
active, independent lifestyles of recent retirees. While demand for more service-intensive senior
housing may not see the same growth potential, life expectancies and seniors' incomes are
increasing and greater awareness and acceptance of these housing options should equate to
higher capture rates. Furthermore, the peak of the baby boom will not begin turning 65 until
after 2020 and thus, demand for senior housing should remain strong in the following decades.
Conclusions. At present, the Twin Cities Metro Area's senior housing market remains strong
and pent-up demand still exists for additional senior housing product, particularly for affordable
and independent senior housing.
Most sub-markets will have high growth potential with increasing numbers of senior households.
High occupancy rates and rapid absorption in independent housing indicates pent-up demand
exists in nearly all markets with the potential to develop additional product throughout the Metro
Area. While some submarkets could experience saturation in assisted living product in the
short-term, we believe this will likely be temporary, as the demand for assisted living should
continue to grow as the population ages and as the public becomes more aware of the benefits.
Assisted living housing should remain strong in developments where a continuum of care exists
and as the independent components feed into the more service-intensive components. Also, the
increasingly competitive market will likely create a need to update older developments in
response to the markets changing needs and preferences.
The greatest potential over the next two decades will be for developments that cater to the active
lifestyle of the baby boom population. New construction should satisfy much of the demand,
but potential also exists to convert other housing developments to senior housing as the
population ages. Older rental or condominium buildings with a majority of studio and one-
bedroom units may be reconfigured to have larger one-bedroom or two-bedroom units and/or
may need to reposition themselves by adding services to meet the needs of residents as they age
in place. Also, the market for moderately priced affordable senior housing is substantial,
particularly for product that would offer support and personal care services.
16-