A Case for Senior Housing

In Oakland Township

A Planned Senior Residential Rezoning Overlay Development

October 19, 2011

3005 University Drive, Auburn Hills, MI 48326

1

Summary:

There is clearly a need for senior housing in Oakland Township. The

Adams and Dutton parcel is the only site with sewer and water currently

available and Master Planned for senior housing. Any alternate sites in the

Township lack the infrastructure to support Blossom Ridge.

All other issues have been addressed and satisfied:

• Visual appeal – Attractive architecture and extensive large scale

landscaping will be visually appealing.

• Building dimensions – Many buildings of comparable size exist

in the Township.

• Environmental impact – 46% open space and preservation of

Natural Features.

• Traffic – Reduction in peak hour trips.

• Density (in many formats) – Less impact than R-M.

• Rural Character - southwest Oakland Township is not rural and

the zoning maps and Master Plans have not indicated that it is

rural.

• Meets the intent of the Master Plan.

This location supports this need:

• Infrastructure

♦ Sewer

♦ Water

♦ Roads

• Services

♦ Shopping

♦ Medical Office

♦ Church

Blossom Ridge should be considered as a whole package, not in parts.

Blossom Ridge will be an asset to the community providing not only much

needed housing for seniors, but also jobs and revenue for the Township.

Some have suggested that this development could be built in a neighboring

community, but the mere suggestion to move Blossom Ridge to another

community certainly violates Federal Fair Housing and State Zoning laws.

2

Oakland Township Planning Commission, the Township Board, and

citizens dedicated themselves to a Master Plan process taking more than 2

years (starting in 2003 and adopted in 2005). Then, the Planning

Commission re-validated those guidelines in April, 2011.

• Is the Blossom Ridge Planned Residential Rezoning Overlay

(PRRO) ‘more strict and limiting’ than R-M zoning? Yes.

• Does it meet zoning code? Yes, it conforms to the Special

Accommodations Use provision of the zoning ordinance.

• Does it follow the needs and goals set out in the Master Plan?

Yes.

• Does it meet the requirements of the Americans with

Disabilities Act and Federal Fair Housing Laws? Yes.

• Is it going to be World Class and an absolute enhancement to

Oakland Township? Yes!

1

The Need for Senior Housing in Oakland Township:

Blossom Ridge is the only opportunity in Oakland Township to

service this generation of seniors. Due to a lack of municipal services, the proposed Blossom Ridge is the only land in the Township with sewer and water available and master planned for this housing need. The only alternative choice is to move elsewhere outside Oakland Township and leave loved ones in need farther from home. The needs of Township families must be considered. Federal Fair Housing Laws must be followed. There is a difference between the wants of the few and the common good of the community, and there is a need for senior housing in the Township. Household Demographics Oakland Township is an active participant in SEMCOG, and should not ignore the predicted growth of the senior population. SEMCOG has shown based on the 2010 census that the senior population (65 and up) in Oakland Township has increased by over 109%, or more than doubled from the year 2000 to 2010, and is predicting an increase of more than double

again by 2035. In Oakland Township from the years 2010 to 2035, the forecast growth in households with seniors 65 and older will increase 119.2%, or more than double, and households with seniors living alone will increase 221.7%, over 4 times the current number of seniors living alone. In this same time frame, the growth of households without seniors is forecast at only 24% (See charts on page 2). Population Demographics SEMCOG charts (Shown below) project that the population of the 18-34 year old age group will grow at a rate of 99% in the next 24 years. While this age group’s population will increase, 18-34 year olds typically cannot afford $500,000 homes. The segment of the population that typically can afford half million dollar homes, 35-64 year olds, is projected to grow by only 8% in the next 24 years. With the households of seniors living alone projected to grow by 222%, or quadruple, the need will be for senior housing, not half million dollar homes.

2

Please Note: Full SEMCOG Oakland Township Population and Household Demographics are appended to this document.

3

Senior Housing Availability

A chart was previously submitted (9-23-2011) outlining ratios of senior housing facilities in relation to populations of neighboring communities. A clearer picture of senior housing availability in relation to the population and in particular the senior population of communities is shown below (Population information taken from SEMCOG data appended to this document).

Auburn Hills

City of Rochester

Rochester Hills

Oxford Twp.

Oakland Township

(Current)

Oakland Twp. (with

Blossom

Ridge) Number of Facilities

3 1 8 1 0 1

Total Units

Available

477 84 1,174 145 0 284

Population 21,412 12,711 70,995 17,090 16,779 16,779

Population 55+

4,083 2,779 19,700 3,650 4,340 4,340

Facilities/

Population

1/7,137 1/12,711 1/8,874 1/17,090 0/16,779 1/16,779

Units/Total

Population

1/45 1/151 1/60 1/117 0/16,779 1/59

Units/55+ Population

1/9 1/33 1/17 1/25 0/4,340 1/15

% of Senior Population Served

11.11% 3.03% 5.88% 4.00% 0.00% 6.67%

The average ratio of senior housing units per population age 55 and up is 1/19, on average only 5.26% of the senior population is being served. Currently Oakland Township has no senior housing available. Blossom Ridge would provide a ratio of 1 senior housing unit per 15 persons age 55 and up, fulfilling the needs of only 6.67% of the Townships seniors, this percentage will drop precipitously based on demographic projections. Based on SEMCOG projections of a 4 fold increase in seniors living alone in the next 24 years, the need for senior housing in the Township will only increase in the future. The Township must facilitate the provision of senior housing, and if not addressed, by 2035 the Township will be under-serving its seniors based on SEMCOG growth projections.

4

Fair Housing:

As an amendment to the Fair Housing Act, the “Housing For

Older Persons Act of 1995” (shown below) states that the age group 55

and up is a protected class of citizens.

5

Equal Protection:

In addition, the Equal Protection Clause of the 14th

amendment of

the U.S Constitution prohibits a state from denying any person within

its jurisdiction the equal protection of the laws (as shown below), in

other words a state cannot deny this group of citizens the right to fair

housing through discrimination.

6

Special Accommodation Use:

Furthermore, Oakland Township Zoning Ordinance 16.15.00

(shown below) provides for equal housing opportunities for persons

entitled to reasonable accommodation under law.