HRA Agenda 01-02-1991AGENDA
MONTICELLO HOUSING AND REDEVELOPMENT AUTHORITY
Wednesday, January 2, 1991 - 7:00 PM
City Hall
MEMBERS: Chairperson Al Larson, Ben Smith, Lowell Schrupp,
Everette Ellison, and Tom St. Hilaire.
STAFF: Rick Wolfsteller, Jeff O'Neill, and 011ie Koropchak.
1. CALL TO ORDER.
2. APPROVAL OF THE NOVEMBER 7 AND NOVEMBER 14, 1990 HRA MINUTES.
3. CONSIDERATION TO ACCEPT 1991 HRA MEMBERSHIP FOR CITY
COUNCIL APPOINTMENT.
4. CONSIDERATION OF FOLLOW-UP ON THE ELDERLY CONGREGATE
HOUSING CONCEPT.
5. CONSIDERATION OF FOLLOW-UP ON THE GILLS PROPERTY PROPOSAL.
6. CONSIDERATION OF ACTIVE PROPSECTS:
a) 1.2 million eq ft distribution center
b) Axoplax
c) Woodcraft Industries, Inc.
d) Eric Rondhus
e) Circuit Technologies, Inc.
7. COPY OF THE REQUEST FOR PROPOSAL TIF/SPEC BUILDING PRE -
PLANS FOR INFORMATIONAL PURPOSES.
8. OTHER BUSINESS.
9. ADJOURNMENT.
MINUTES
MONTICELLO HOUSING AND REDEVELOPMENT AUTHORITY
SPECIAL MEETING
Wednesday, November 14, 1990 - 7:30 AM
City Hall
MEMBERS PRESENT: Chairperson Al Larson, Ben Smith, Lowell
Schrupp, and Everette Ellison.
MEMBERS ABSENT: Tom St. Hilaire.
STAFF PRESENT: 011ie Koropchak.
1. CALL TO ORDER.
Chairperson Al Larson called the HRA meeting to order at
7:28 AM.
2. CONSIDERATION OF THE HRA TO ENTER INTO A TAX INCREMENT
PLEDGE AGREEMENT BY AND BETWEEN THE CITY OF MONTICELLO
AND THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR
THE CITY OF MONTICELLO, MINNESOTA.
Koropchak explained that a Tax Increment Pledge Agreement
between the City and the HRA is a normal process in the
issuance of general obligation bonds by the City for a
HRA project. Briefly stated the agreement says the City
will sell bonds, the proceeds from the bond sale will be
made available to the HRA to pay for costa incurred
by a project, and the HRA agrees that all tax increment
generated by a District will be placed in a special
fund for annual debt service payments of the bonds.
Exhibit A was for a $140,000 General Obligation Taxable
Tax Increment Bond for TIF District No. 1-9 (Tapper's
Inc.). Exhibit B was for a $165,000 General Obligation
Taxable Tax Increment Bond for TIF District No. 1-10
(Remmelo Engineering, Inc.).
Ben Smith made a motion that the HRA enter into a Tax
Increment Pledge Agreement with the City of Monticello
for the $140,000 G.O. Taxable Tax Increment Bond and
the $165,000 G.O. Taxable Tax Increment Bond relating
to TIP District Nos. 1-9 and 1-10, respectively.
The motion was seconded by Everette Ellison and
without further discussion passed 4-0.
3. CONSIDERATION OF THE HRA TO ADOPT A RESOLUTION AUTHORIZING
EXECUTION OF TWO TAX INCREMENT PLEDGE AGREEMENTS.
Koropchak explained the resolution is a document author-
izing execution of a motion. Therefore, based on the
action taken by the NRA in the previous agenda, Everette
Ellison made a motion for the NRA to adopt the resolution
authorising execution of two Tex Increment Pledge Agreements.
HRA Minutes
Special Meeting 11/14/90
Page
V
3. CONTINUED.
Ben Smith seconded the motion and without further discussion
the motion passed 4-0.
4. OTHER BUSINESS.
Chairperson Al Larson mentioned that Wednesday was a good
day for him to visit the housing complex in Sartell
which was developed by Helgeson Development Company, Inc.
Mr. Bill Kemp was a guest at the HRA November 7th meeting
and the suggestion was made to visit the development
in Bartell. Koropchak will make those arrangements in
the near future.
5. ADJOURNMENT.
The HRA meeting adjourned by a consensus of it's members
present. Adjournment time 7:35 AM.
\<dL o �9
�y 011ie Koropchak
HRA Executive Secretary
Prior to the HRA special meeting, Koropchak reviewed the
IDC concept plan for the TIP/SPEC Building Proposal with
Chairperson Al Larson. Highlighted were the changes to
the original concept and the motion made by the HRA on
November 7, 1990. The motion was subject to input and approval
by the HRA Chairperson. See November 7, 1990 HRA minutes,
Agenda Item No. S. Chairperson Al Larson agreed with the
HRA roommendation and approval.
MINUTES
MONTICELLO HOUSING AND REDEVELOPMENT AUTHORITY
Wednesday, November 7, 1990 - 7:00 PM
City Hall
MEMBERS PRESENT: Vice Chairperson Ben Smith, Lovell Schrupp,
Everette Ellison, and Tom St. Hilaire.
MEMBERS ABSENT: Al Larson.
STAFF PRESENT: 011ie Koropchak.
GUEST PRESENT: Bill Kemp, Helgeson Development Company, Inc.
Barb Schwientek, M -BL Hospital Executive Director
Pat Pelstring, BDS, Inc.
1. CALL TO ORDER.
Vice Chairperson Ben Smith called the HRA meeting to order
at 7:09 PM.
2. APPROVAL OF THE SEPTEMBER 5. 1990 HRA MINUTES.
Everette Ellison made a motion to approve the September 5,
1990 HRA minutes, seconded by Lovell Schrupp, the minutes
stand approved as written.
3. CONSIDERATION TO HEAR CONGREGATE HOUSING CONCEPTS.
Koropchak reported that Mr. Bill Kemp of Helgeson
Development Company, Inc. was recommended by Hospital
Executive Director Barb Schvientek because of her fam-
iliarity with the company and it's creditability
and reputation for marketing and development of
congregate housing. Barb reiterated the Hospital
Boards position regarding congregate housing:
they are not willing to finance the project as the
market survey of five years ago didn't indicate a
demand for congregate housing at market rate and they
couldn't justify the tax payers money to subsidize
ouch a project. They would endorse a private devel-
opment and would cooperate in providing the necessary
services.
Mr. Kemp gave a brief background of the company stating the
company hes specialised in the senior housing market
since 1975. They have completed projects totaling over
1,500 units in Minnesota, South Dakota, and Wisconsin.
Handouts were presented to the HRA members consisting
of a summary of the company's projects as of
October 15, 19901 a a-, ry of the davelopment phases;
and a list of long term care housing continuum components:
17 independent living, congregate housing, assisted living.
V and nursing home. rhe company has a management foe
for services including market analysis, architectural
process, pre -construction and construction phase, and
management in both development and ongoing phase.
HRA Minutes
11/7/90
Page 2
V.
3. CONTINUED.
The most affordable development in one of 40-60 unite and
are adjacent to or attached to a nursing home. Developer's
cost per unit is $50,000, not inclusive of operational cost,
the market rate for the one bedroom unit is $650 per month.
Average age is 80-83, moderate income of $15,000, and the
key is the availablity of services associated with the
complex. The Sartell complex has a chapel, whirlpool
(not used), lounge, glassed in day care center, and is
two story with elevator (cost effective), however, one
story may market easier.
Recommendation by Mr. Kemp was to determine a need for such
housing in Monticello. Barb Schwientek said she would
inquire of some updated market studies recently completed
in Elk River. Ms. Schwientek again said the Hospital Board
would be in favor of the project only if it was a private
development. Currently there is a five to seven year
moritorium on the establishment of new nursing home beds.
Our local nursing home runs at full occupancy.
Ms. Schwientek reported the through services provided by
the Wright County Human Services, Adult Day Care Service,
Rome Delivered Meals, and the new Heartland Express Bus
the elderly people of Monticello have the option to
choose from several alternative services. Generally,
people are reluctant to move out of their homes.
Mr. Kemp said this kind of project is generally not
privately owned because the project develops out of
a need rather than for an investment. Some HRAs
or other non-profit organizations are owners in communities
which may quality the project as tax exempt. The
Monticello HRA expressed they were not interested in
ownership. However, Pat Polstring advised the HRA that
they can act as a developer by assisting with TIP to
encourage private development.
After Mr. Kemp's presentation which included photographs
of several projects completed, a suggestion was made
to visit the company's development in Sartell. The HRA
agreed to proceed with the following steps: 1) Visit
the Sartall housing complex, 2) obtain market study
from Elk River through Barb Schwietnek, and then if need be
3) consider ownership options.
The HRA thanked Mr. Kemp and Ms. Schwiantek for their time
and presentation or information given to the members.
V
v
HRA Minutes
11/7/90
Page 3
4. CONSIDERATION OF FOLLOW-UP ON THE GILLS PROPERTY CONCEPT.
Koropchak reported that she has attempted to contact Mr.
Brad Larson for a follow-up report on the Nest Prairie
Partnership progress. The partnership was to contact
Mr. Gille and Katzmark for possible land negotiations
and report back to the HRA with numbers to make the
project work. It was suggested by the HRA to include
the neighborhood property owners at the onset of
development plans to encourage a positive cooperative
project. Unable to make contact with Mr. Brad Larson
directly, Koropchak received a message stating Mr. Larson
would not be at the HRA meeting tonight.
Censensus of the HRA was to have Attorney Tom Hayes draft
a letter on behalf of the City to Mr. Fred Gille applying
press regarding his delinquent taxes.
5. CONSIDERATION TO HEAR IDC PLANS FOR AVAILABLE LEASEABLE
INDUSTRIAL SPACE.
Koropchak reiterated that in all due respect of the HRA's
opinion of September that they felt the IDC's plan for
pre -approval building plans and TIF Plan development was
, > not very practical, she asked the NRA to hear of the
updated information. Koropchak outlined the letter
addressed to Mr. Schultt, which was not mailed, as the
results of a meeting with Shingobee staff, Pat Pelstring,
and herself.
Pat Pelst ring of Business Development Services, Inc.
pointed out the major changes in the concept.' The
major concept of this plan is the joint marketing partnership
created between the IDC and a selected developer. It
provides n concrete tangible marketing tool for both parties
to exercise with an option of three building plans and
availability of a new leaseable facility within construction
time (a r cduction of 60 days on availability). The concept
is a marketing issue not a financing issue. The TIF assistance
will be the Pay -As -You -Go Plan, not intented to increase
the devol opor's return but to servo as a reduction in
rental costs for the losses. Because of the soft construction
market, Mir. Polstring suggests a developers original commitment fee
of (5,000 - 110,000 for the HRA's cost for development
of the TIF Plan and Development Contract.
After some discussion the HRA agreed with the TIF/SPEC Building
Proposal. Tom St. Hilaire made a motion recommending the HRA
approve tbo IDC concept plan for a TIF/SPEC Building Proposal
subject to Chairperson Al Larson's input for approval. The
HRA's orL ginal opinion th.•t the concept'plan was not very
practical was because of the cost to the HRA and that
the building design plane wuuld not meet a prospoct's needs
HRA Minutes
11/7/90
Page 4
5. CONTINUED.
The motion further stated a request for proposals be drafted,
the IDC interview the contractors/developers and select a
developer/contractor, selection criteria have strong emphasis
on marketing partnership, and the original commitment fee
be sufficient to cover the HRA costs. The motion was seconded
by Lowell Schrupp and without further discussion the motion
passed 4-0.
6. CONSIDERATION TO HEAR OF NEW PROSPECTS.
a) 1.2 million eq ft distribution center - this company
would employ some 500+ and request the need for a
minimum of 138 acres. The company would generate a
miminum of 400 daily round trip truck traffic plus
employees and their truck fleet. The name of the
company remains confidential and the distribution
center would serve the eastern Dakotas, Minnesota,
Wisconsin, and the upper Michigan Peninsula. At
present Monticello is one of nine communities having
been visited by two company representative and a
state official. Due to the large required acreage
1-41 the four recommended Monticello site locations are
outside the City limits. The company representatives
are expected to return to Minnesota to view a
couple of other locations along the eastern state
border, thereafter, will communities be eliminated.
b) Aroplax - this company was represented by a real
estate agent and several months ago was looking
for 20,000 eq ft of leaseable space. The company
looked at the Wright County Bank property (known
as the old Best -In -Webb), the business being of
family ownership was split on a decision for a
Monticello location versus a Lester Prairie
location. Things have changed within the family
and now the company is looking at owning their
facility. High recommendations came from Bill
Tapper and their general contractor, Henning
Construction. The company is forty years old,
currently has a metro location, would employ
Initially 20-25 people in the 17.00-18.00 wage
range, and to a plastic Injection molding company.
They are interested in a financial package.
c) Eastay Enterprises, Inc. - at present the company
hoe not received bank financing for the SBA
loan. The company had requested additional funds
from the city's revolving fund and the Central
Minnesota Initative Fund. The EDA won't review
a GMEF application until after the company socures
bank financing.
HRA Minutes
11/7/90
Page 5
6. CONTINUED.
d) Circuit Technologies, Inc. - this is a start-up company
which is interested in leasing space and funding from
the CMEF. They viewed the 7,200 sq ft bays of Jay
Morrell which are accepted to their needs of 10.000 aq ft.
The company would produce protype multi layer circuit
boards with a marketing plan on turn -around time (4-5 days).
The company would employ 15 high tech personnel. The
owners Leo Adams and Larry Corson attended the IDC
Banquet. Presently Pat Pelstring is reviewing their
business plan prior to any recommendations.
e) Undisclosed Company - At this time the City has heard
no word from the consulting firm who inquired of Monticello
for a potential industrial siting. Koropchak has placed
numerous calls to the consulting firm to obtain the
static of the industrial project, no response has
been received.
7. OTHER BUSINESS.
None.
8. ADJOURNMENT.
Tom St. Hiliare made a motion to adjourn the HRA meeting,
seconded by Everette Ellison, the meeting adjourned at
9:10 PM.
011ie Koropchak
HRA Executive Secretary
I
November 21, 1990
Dear HRA Member:
As per the suggestion made at the last HRA meeting, I
have scheduled a visit to the Sartell housing complex
which was developed by Helgeson Development Company,
Inc. of Sartell. The arrangements made with Mr. Bill
Kemp are for Wednesday, December 5, 1990 at 10:00 A.M.,
which means we should meet at the City Hall at 9:15 A.M.
for departure.
Please respond, if this date is a conflict for you.
Happy Thanksgivingll
Sincerely,
150,
011ie Korocphak
HRA Executive Director
HRA Agenda
1/2/91
3. CONSIDERATION TO ACCEPT 1991 HRA MEMBERSHIP FOR CITY
COUNCIL APPOINTMENT.
A. REFERENCE AND BACKGROUND.
Annually at the first City Council meeting in January, the
Council appoints the commission members. Consideration
by our present HRA members to remain of this commission
is so requested for recommendation to the City Council
on January 14, 1991. HRA member Ben Smith's term
expires this December. I strongly recommend he and all
other HRA members stay on the comminsion as the commission
is a good representation of the community, considers each
project on it's individual merit to the community, has
developed an understanding of TIP, and a group I highly
recommend and support.
HRA Members and Term:
Tom St. Hilaire December 1991
Everette Ellison December 1992
Al Larson December 1993
Lovell Schrupp December 1994
Ben Smith December 1995
B. RECOMMENDED ACTION.
Call for a motion to accept 1991 HRA membership as listed
above for City Council appointment.
U
1.) HARRET ANALYSIS PHASE:
• Scope and purpose
• service area description
• Demographics of the service area
- population projections
- population estimates
- household characteristics
- household estimates
• Household income and expenditures
• Current housing situation
• Survey results and summary
• Estimated demand
1
• Findings
• Recommendations
2.)
0
• Establish the program
• Develop the schematic design
• Design Development
• Construction documents
• Bidding
• Contract administration
3.) PRS -CONSTRUCTION PHASE:
• Evaluate the program and project budget information.
• Review designs and advise on site use, selection of
materials, building systems, and equipment in con-
junction with the architect.
• Assist with the interviewing and selection of a
project architect.
* Coordinate contract documents by consulting with
the owner and the architect.
• Advise on separation of the project into phases=
and contractor disciplines.
• Develop project construction schedule.
• Receive bids, prepare bid analysis and make
recommendations to owners for awarding the contract.
• Prepare construction contract for the owners.
• Assistance in securing project financing
4.) CONSTROCTION PHASE:
• Provide administrative, management, and related
services required to coordinate the work of the
contractors and suppliers.
• Schedule all work and process shop drawings and
change orders.
• Provide regular monitoring of construction costs.
• Maintain cost accounting records.
• Review and process applications by contractors and
suppliers for progress and final payments.
• Obtain all building porbits for the owners.
• Maintain on the job site, a complete log of
building progress, shop drawings, change orders
and costs -to -date.
• Inspect all work and arrange for regular inspections
and approvals by the architect.
• Represent the owner in all construction related
meetings.
5.) MANAGEMENT PHASE:
' * Develop management plan.
* Train management, dietary, and nursing staff
* Develop job descriptions.
* Develop accounting procedures.
• Interview and train prospective building
management.
* Provide a policies and procedures manual
for apartment operations. "
6.) MARKETING PHASE:
* Coordination of all visual productions.
• logo
• stationary
* business cards
* portfolios
• brochures
* signage
• invitations
• newspaper ads
• Development of a marketing plan.
• Conceptualization and writing of brochure.
• Research of advertising media options.
• Open house planning and preparation.
• Coordination of ground breaking ceremonies.
• Slide show development and script.
• Develop community presentation.
• Assistance with print, radio and other ads.
• Design and printing negotiations.
• oversee proof and press runs.
• Coordinate direct mail campaigns.
• Travel, meetings and phone conversations.
• Interview and train prospective on-site
marketing personnel.
• Periodic review
0
6W COST
1. Market Study and SIIrvey $5000 - $6000
g0 day timeframe =:
2. Select Construction Manager 6% - 6 1/2t
2 - 4 week timeframe
3. Select Architect 6% - 7 1/2t
a. set program (1 -2 weeks)
b. schematic designs (2 - 4 weeks)
c. detailed plans and specs (2 - 3 mos.)
d. bid project (1 mo.)
4. Proforma and Financing
3 - 5 month timeframe
S. Select General Contractor or Bid Project
0 1 month
6. Build the Project
6 - 8 months
7. Management Training $3000 - $5000
6 - B months (on-going)
8. Marketing Consulting $8000 - $12,000
12 - IS months (on-going)
• utilize one or the other
SENIOR HGUBING DEVELOPMENT TIMEFRAME (MONTHS)
1 2 3 4 9 6 7 B 9 10 11 12 13 14 15
MARKET STUDY
SELECT CONSTRUCTION -.i
MANAGER •
SELECT ARCHITECT F�
SET PROGRAM
SCHEMATICS
PROFORMA AND ,
FINANCING
PLANS AND SPECS
SELECT GENERAL
CONTRACTOR i
BID PROJECT
BUILD THE PROJECT
(D to 7 months) `
MANAGEMENT TRAINING
(12 months)
MARKETING `
(12 months)
S The project would utilize the services of either a construction manager or a general contractor. Both
are mentioned merely as a reference as to when they normally'•would become involved in a development O
project. In a design/build projecto they would become involved at the initial stages.
I
E
SvlDwRY OF 10.LEM DEVEL00 KY MM, IMC. PROTECTS
OCTOBER 15, 1990
IelepAosa Year Built Site Location Population
OWN AMB OPERATE
Country newt (612) 25340 1976/1986 135 Sartall, MM 4135
9oodland Acne 2181 829.112E 1962/1981 117 Oraioerd, MM 11,272
Manitou Plan (612) 626-1161 1988 15 Mite Bear Lab, 191 224538
TOTAL
297
uMTRUCTED
(612) 252-7226
1983
73
Yaite Park, MM
3,616
Pine Vim Am
12161 381-1156
1983
/1
C —A
91.
Villalas of Bgley
(218) 694-3101
1966
20
Salley, ON
1,303
V31141es of Aare
(612) 679.2576
1986
35
(lora, ON
2,744
Countryside Apts
(612) 793200
1986
51
Sleepy Eye, 191
3,581
Mwndsvim Aph
1715) 125-8085
1986
60
River Falls, VIS
%036
Benedlct Villip
(612) 252.6380
1986
67
St. Clod0, M
63,953
Balsont Manor
(507) 817-5762
1988
36
Jackson, 181
1,879
Parkvood
1605) 221-5139
1988
60
Pierre, SB
13,170
Rivervood Villals
(612) 669.1500
1988
15
Casbridle, 6M
3,267
Bent Plan
(605) 686-9177
1949
39
Wtertoun,Sp
10000
"stock Court
1216) 216.2909
1990
3D
Deer River, MM
1,161
Bryant Mouse
1612) 179-1993
1990
el
Maple Plain, MN
1,421
Evergreen Villge
(715) M-500
19%
10
Awry, NIS
2,401
Tergens Estate
(612) 158-0936
1990
30
Forest Lake, 44N
1,5%
TOT?. MTTrJCTEO
WIDEr? MD TM.
Staples, MM
(216) 091-1515
22
Staples, MM
2,687
Big Forl;, IN
(218) 793-3177
30
Oil Fork, MM
157
Clrccae, 7V
(612) 861-3121
10
Gleam, MM
1,3%
Farsicgtoa, MN
(612) 1634825
50
Fareinton, MN
4,370
TOTAL DICER COMIOACT 142
COVILTARTS TO41
�rry Darden
(612) 252-7226
1983
73
Yaite Park, MM
3,616
Lostvim Acer
(612) 42.5159
1961
111
9aconia, MM
2,61
Pleasant Striae
(216) 327 -IM
1961
50
Wad Rapids' a
7,936
Ckippma PAW
(715) IMI23
1965
95
0)ippma Falls, VIB
11,6H
lakeside Apts
(612) 2753306
6485
27
Drawl, a'
10,066
Olen Oaks, AM
(lte) 356.2231
1986
36
NMI OrAm ON
617
%diwo Awwa Apts
1507) 672-:66
1966
30
Rismob, IN
1,170
TOTAL COM50.YN 422
I
1.) MARKET ANALYSIS PHASE:
• Scope and purpose
• Service area description
• Demographics of the service area
- population projections
- population estates
- household characteristics
- household estimates
• Household income and expenditures
• Current housing situation
• Survey results and summary
• Estimated demand
• Findings
• Recommendations
2.) AR UTECIVRAL PROCESS:
• Establish the program
• Develop the schematic design
• Design Development
• Construction documents
• Bidding
• contract administration
3. ) PRS- PHASE:
• Evaluate the program and project budget information.
• Review designs and advise on site use, selection of
materials, building systems, and equipment in con-
junction with the architect.
• Assist with the interviewing and selection of a
project architect.
• Coordinate contract documents by consulting.with _
the owner and the architect.
• Advise on separation of the project •_ into. phases _.Z _,,;
and contractor disciplines.
• Develop project construction schedule.
• Receive bids, prepare bid analysis and make
•.:.,.,,•,•,•:.....ations to owners for awarding the cont-qat.
• Prepare construction contract for the owners.
• Assistance in securing project financing
1
4.) CONSTRUCTION PRASE:
• Provide administrative, management, and related
services required to coordinate the work of the
contractors and suppliers.
• Schedule all work and process shop drawings and
change orders.
• Provide regular monitoring of construction costs.
• Maintain cost accounting records.
• Review and process applications by contractors and
suppliers for progress and final payments.
• obtain all building pormitc for the ownora.
• Maintain on the job site, a complete log of
building progress, a M drawings, change orders
and costs-to-dato.
• Inspect all work and arrange for regular inspections
and approvals by the architect.
• Represent the owner in all construction related
meetings.
5.) MANAGENEW PHASE:
• Develop management plan.
* Train management, dietary, and nursing staff
• Develop job descriptions.
* Develop accounting procedures.
• interview and train prospective building
management. .
• Provide a policies and procedures manual -
for apartment operations. '
* Coordination of all visual production*.
* logo
• stationary
* business cards
• portfolios
• signage
* invitations
+ newspaper ads
* Development of a marketing plan.
* Conceptualisation and writing of brochure.
• Research of advertising media options.
• Open house planning and preparation.
• Coordination of ground broaking ceremonies.
• Slide shoe development and script.
• Develop coiminity presentation.
• Assistance with print, radio and other ads.
• Design and printing negotiations.
• Oversee proof and press rune.
• Coordinate direct mail campaigns.
• Travel, meetings and phone conversations.
• interview and train prospective on-site
marketing personnel.
• Periodic review
1
FOR A 4MIMM-PCO M OMIY FRQZK t
pim COST
1. Market Study and Sbrvey $5000 - $6000
90 day timeframe
2. Select Construction Manager
2 - 4 week timeframe .,
3. Select Architect 6% - 7 1/2i
a. set program (1 -2 weeks) i
b. schematic designs (2 --4 \weeks) \
e. detailed plans and specs (2 - 3 acs.)
d. bid project (1 mo.)
4. Proforma and Financing
3 - 5 month timeframe
S. Select General Contractor or Bid Project •
I month
6. Build the Project
6 - 8 months
7. Management Training $3000 - $5000
6 - 8 months (on-going)
S. Marketing Consulting $8000 - $12,000
12 - 18 months (on-going)
• utilize one or the other
SENIOR HOUSING DEVELOPMENT TIMEFRAME (MONTHS)
1 2 3 4 5 6 7 a 9 10 11 12 13 14 11
MARKET STUDY i
SELECT CONSTRUCTION
MANAGER t
SELECT ARCHITECT
SET PROGRAM
SCHEMATICS F--�
PROFORMA AND `
FINANCING
PLANS AND SPECS
SELECT GENERAL h---�
CONTRACTOR I ! -
BID PROJECT
BUILD THE PROJECT `
IS to 7 months)
MANAGEMENT TRAINING --
(12 months)
MARKETING `
(12 months)
t The project would utilize the services of either construction manager or a general contractor. Both
are mentioned merely as a reference as to when they normally,woul' '-come Involved in a development
project. In a design/build project, they would become involved a Initial stapes.
-i
I
SMOY OF NELSESON OEVELOPNENT CONPAtI, INC, PIOJECTS
J
AS OF NOVENBER 1, 1911
"I FACILITY
TEIEPNOAE
YEAR BUIEI
$111
LOCATION
POPULATION
OMPANCY
1 -BYO EOROON
1
Country Nanor
1612) 253-5150
1116186
135
6artell, NN
4,135
13S
6 640 1
Benedict Village
(6121 252-4180
1966
61
St. Cloud, NN
41,153
51
151 12
Park 6ardoaa
(112) 252-1221
1153
11
Veite Park, We
4,466
13
659 12
1I
616
Ioodland Acres
1211) 829 -1428
1111/0/
111
Brainard,
11,212
111 _
1I Lakeside AparU"U
(612) 215-3301
1115
21
bawl, Ia
1,104
21
625
Villages of galley
(2111 69/-4151—
1966
20
84114y, Ia
1,303
20
660
JVillages of Nora
(112) 619-2511
1156
35
Nora, 9
2,144
IS
140 1
,I glen Oats Apartuots
(611) 151-2231
1160#65
36
ler tooda, 0
101
36
$59
,L Nadison Avenue into.
(501) 612-4161
1116
30
Niootots, la
1,461
10
660
Vestviow Acres
(112) 4423451
1184
111
Vacosia, la
3,111
1s
too
Pine Viev ApartuoU
(211) 364-425e
1983
41
Carlton, NN
111
Al
415
il�rleauat Seems
J
(211) 321-1041
1984
50
grand lipids, la
6,201
41
11S
Chippers Nenor latiraeat teeter (119) 126-2123
1185
15
Chipma Fills, YI
11,845
14
612
J Wound Ilan ApartueU
(116) 425-to1S
1965
60
liver Falls, 111
1,016
59
111
Belsont Manor
(601) 111-5162
1188 (JYIy)
16
Jadaoa, a1
1,111
28
100
J ParkWood
(605) 2213111
1118 (Oct.)
60
Pierre, a
13,110
SO
115
II giverrood Village
IF121 601-1500
I1go (Dec.)
41
albridga, a
1,111
43
ifSl1106S
Neoitoo Placa
1112) 426-1161
11et Ioec.)
46
VbIU Our take, 0 22,631
IS
1,050 U
Contock Court
(111) 241-2101
1110 IFeb.)
30
Our liver, 0
1,161
6
615
Benet Plus
lot) U{flit
1151 Once)
11
Vatertora, 60
10,000
1
RS
I. Includes ase nal par lay pin atilitiea for
as parson.
2. geoul Increases as "3utad Idtkis thea sats.
_ 3, lent Includes a Valise" Pregr".
DESCRIPTION
PRIMARY
SERVICES
MOBIUTY
INDEPENDENT LMNG
Covers a broad range of
housing options for older
persona who are ftmetionatly
and socially Independent
most of the time.
A
-Age Segregated Buildings
Environmental Security
-Administrator may coordinate
services for reatdentea.e.
transportation, housekeeping,
etc.)
Creating opportunfts for
Socialization.
Capable Ot rtoNrg about
trdepertdenUy. Able t0 seek
and follow directions, Able
to evacuate htaependently In
emergency.
OR
Ambulatory with cine/walker.
Independent with wheeteheir
but needs help In an
emergency.
LONG TERM CARE HOUSING CONTINUUM
CONTINUUM COMPONENTS
CONGREGATE HOUSING
Prwldes a Ming arrangement
which Integrates shelter and
services for those older
perso who ere troll.
chronically W or socially
Isolated, but who do not
need 24 hr. supervision
ASSISTED LIVING
Provides a IMng arrangement
which integrates shelter and
services for frail older
persons who are functionally
ctionally
and/or socially Impaired and
need 24 hr, supervision
B C
A Plus: and B Plus
-Meals slstanee with activities
-Transportation Daily Living
-Housekeeping Assistance Madtatlors Monitoring
-Case Management •24 Hour Protective Oversight
RESIDENT ASSESSMENT CRITERIA
Capable of moving about
Independently. Able to Beek
Mobile but may require escorL
once due to confusion
ard folbw dlrectbrts. Able
poor vision. wetiknese. or
to evaa,ets Independently in
poor mwwa►lon -
emergency.
OR
OR
Requires occasional assist.
Ambulatory with Cane/walker,
ante to move about but
kdependent with wheelchair
usually Independent.
NA needs help In an
emergency.
NURSING NOME
Provides a living arrangement -
which integrates shelter with
medical, nursing, psycho-
social
syc o -social and rehab services for
persons who require 24 hr
nurslrg supervision.
D
A,13 and C Plus:
•24 four Nursing Supervision
May require assistance with
transfers from bed, chair,
toilet,
OR
Requires transfer and trans-
port assistance. Requires
turning and positioning in
bed and wheelchair.
NUTRITION
Able to prepare own meals.
Able to prepare own meals.
May recluire assistance getting
Maybe unable or unw" to
Eats meals without assistance.
Eats rt+eab without assistance.
to clb*V room requires
o ming room. M dependent
mhbn l assistance such as
on staff for eating/feeding needs
MYdmun of at least am naval
opening cat" or other pada
OR
s day available.
ages. sitting food. or
To* dependent on staff for
preparing treys.
nourlshmentQnctttrdes reminders to
eat and/or teeding).
HYGIENE
Independent In as care
Independent In aA care
Me require assistance with bath-
Maybe dependent on staff for an
Including bet" and personal
hCIUC ing bathing end personal
Ing, or hyglene.
Personal hygiene.
laundry.
laundry.
OR
May require assbtahee. Wtietim.
structure. or reminders. Resident
Completes the task.
HOUSEKEEPING
Independent In performing
Independent In performing
Housekeeping and laundry
Housekeeping and laundry
housekeeping functions
housekeeping functions
services provided.
services provided.
pncludes making bed.
(Includes making bed,
vacuuming. cleaning end
, cleaning aid
lau
OR
May need assistance with
heavy housekeeping, vatammft
laundry and dhanginp linens.
DRESSING
Independent and dresses
hhdepertdet and dresses
May require occasional assistance Maybe dependent on staff for
approprlaely.
appropriately.
with shoe faces. tippers. etc.,
dressing.
and/or medical appliances or
garments,
OR
May require reminders, lnitlatbn
or motivation. Resident col tpletas
the teak.
TOILETING Independent and completely
Independent and completely
Same as Independent Living
May have problem with inconti-
continent.
went.
OR
nonce, colostomy/catheter and
OR
OR
May have occasional problem
require assistance.
May have IncontMence, cobs-
May have fncorttu>ertce,tnlos-
with Incontinence. colostomy. or
OR
tomy or catheter. but h idepei
romy or catheter, but.i ndepend. catheter, and mey require essis-
May be dependent and unable to
ent In caring for self tftrough
ent b caring for selfthrough
tai In cwtV for sob duough
communicate needs.
proper use of mate leb/•
proper use of materials/
proper use of materials/
fw fin
SLIPPIM
supplies.
MEDICATIONS Responsible fol NO edmfnlatra- Responsible for set! adndNsua-
tlon of as rrwdlc n tion of alf medications.
MENTAL. Oriented to person, place wO
STATUS time.
AND
Memory Is bRaa. but has c ccas-
Ions! lorgelfLoms without can-
sbtent pattern d memory loss.
AND
Able to reason, plan and argent,
Ito daily events. Mental cap•
awly to Identity erwkwnental
needs andlneet them.
Able to self-admtrdster medications Medications administered by
Facility staff may remind and licensed personnel.
monitor the actual process.
OR
May arrange for family or horns
health agency to establish a medi-
t admfrdstratbn system.
Staff may remind and monitor.
OR
Facilities staffed by RNs and
l PNs can administer medications
to residents.
Orlented to person, place and t:loy mqu!re oetasbrul drectfon
Judgment is Gkety to bo pact and
tame. or guidence In getting tndm place
the resident may not attempt tasks
AND to place.
which are not within capacities.
Memory Is hriact, bta has oocas•' OR
OR
bnel lorgeth fms WOW con- May have affic utty with Occasional May require strong orientation
elaterri pettem of memory loss. 6WAMIon which may result In
and reminder program. May need
AND erodety, social withdrawal, or
guidance In getting from place
Able to mason, plan and organ- depression.
to place.
tee daily even. Mentes cW OR
OR
ability to idemay envfrOnmemel Orientation to time Or place Or
Disoriented to time, place and
need! and meet them, person may be minlmaty "*ad. P - M.
on
Memory is severely impaired.
Usually unable to lolbw directions.
a 4 40
BEHAVIORAL Deals eppropdatelywflh
emotions mrd uses avaesbte
resources to cope with Inter
stress.
AND
Deals eppropriatey with other
residents and staff.
SOURCE:
a
Deals appropriatey with
emodons and uses evellwe
resources to cope with
hner stress.
AND
Deals appropriately with other
residents and staff.
OR
May require periodic fitter-
ventlon from staff to fadti-
tete expression of feelings in
Order to cope wtM Inner stress.
OR
May 1 00 perlodic frtterverr
tion from stall to msohre
w5 to wIth othera M order
to trope with aihre<Itsutal stress.
Colorado Association of Homs arW Services for the Aging
Denver. Colorado
fiw require periodic Mtenentim
from sten to facilitate expression
of feelings In order to WM with
Inter stress.
OR
May requfre periodic hten"lon
from sten to resolve conflicts
YAM others In order to cope with
situational stress.
May require regular intervention
from staff to fact tffie expression
of feelings and to deal with periodic
outbursts of anxiety or agitation.
OR
Maximum staff Intervention Is
required to manage behavior. Resi-
dent may be a physical danger to
self or others.
OR
Expectations are unrealistic and
approach to staff is uncooperative.