presentation lmha elderly study 2013

7/28/2019 Presentation LMHA Elderly Study 2013

1/21

LMHA 2013 Elderly Market& 2020 Development Plan

Study

Lenz Planning & Development Services

2013 Elderly Housing Market Strategy Presentation 7/11/13


2/21

PURPOSE

Examine Kennedy and Lakeview High Rises and make recommendationsfor any changes given tenant mix and property needs (PNA

If additional low-income elderly housing market needs are found toexist between now and 2020, make recommendations to LMHA as tohow those needs should be met.

Assess the housing market needs of low-income elderly persons inLorain County, Ohio




3/21

OVERVIEW OF THE STUDY

Interviews Census and Police Data Market Study Data HUD Regulations Financing and Development Opportunities




4/21

Consultants to LMHA



Lenz Planning & Development Services Westlake, Ohio Community Planning Master Planning of Real Estate Projects Organizational Development Housing Development Fundraising and Grantwriting

Vogt Santer Insights Columbus, Ohio


5/21

LMHA AS ELDERLY HOUSING PROVIDER John F. Kennedy Plaza (176 units) Lakeview Plaza (210 units) Riverview Plaza (181 units) John Frederick Oberlin Homes (51 units) Albright Terrace (50 units) International Plaza (100 units Sec 8) Edward C. Harr Plaza (100 units Sec 8) Totals: 875 units for elderly/disabled/other

Income Qualifications: 80% Area Median Income max.Rent is 30% of monthly income




6/21

LMHA AS ELDERLY HOUSING PROVIDER John F. Kennedy Plaza (176 units)




7/21

LMHA AS ELDERLY HOUSING PROVIDER Lakeview Plaza (210 units)




8/21

LMHA AS ELDERLY HOUSING PROVIDER



Riverview Plaza (181 units)


9/21

LMHA AS ELDERLY HOUSING PROVIDER John Frederick Oberlin Homes (51 units)




10/21

LMHA AS ELDERLY HOUSING PROVIDER

Albright Terrace (50 units)




11/21

LMHA AS ELDERLY HOUSING PROVIDER International Plaza (100 units Sec 8)




12/21

LMHA AS ELDERLY HOUSING PROVIDER Edward C. Harr Plaza (100 units Sec 8)




13/21

Interviews Lorain Councilmember Anne Molnar Lorain Councilmember Dennis Flores Jessica Bagge, Legal Aid Society Mary Butler, Systems Change Coordinator at Statewide Independent

Living Council Amy Denger and William Richardson, Nord Center Bonnie and Tim Lang, Kennedy Residents Council Beatrice Nelson, Resident of Kennedy, LMHA Board Member Don Romancak, Lorain County Department of Community Development Anne Spelic, Lorain County Office on Aging Shirley and Richard Swart, Lakeview Residents Council Barbara Thomas, Kendal at Oberlin




14/21

Police Call Data Data from Lorain Police: Calls to Property 9 months through March 31, 2013

Process: Interview with Lieutenant Dan Reinhardt of Lorain Police, other officers, and Jim Long, Security Director at LMHA about Kennedy and Lakeview

Conclusions: Kennedy is a relatively safe apartment building without major conflictsbetween elderly and disabled. Lakeview has more issues, and might have thebeginnings of a good permanent supportive housing facility in the 50 Nord units.

property non-menacing

menacing violent other total

Kennedy 49 (65%) 24 (32%) 2 (3%) 0 75

Lakeview 47 (29%) 97 (61%) 3 (2%) 13 (8%) 160




15/21

Elderly Market I: Lorain County Census Data




16/21

Elderly Market II: Study by VSI Study of Kennedy and Lakeview as Affected by County Market

Market exists for additional LMHA elderly units now

Kennedy is a more aractive building for elderly than Lakeview from amarket perspective, with has a more desirable mix of units (177 unitstotal: 37 Studio, 135 1-Br, 5 2-Br).

Lakeview is less physically aractive, and with a less desirable mix ofsmaller units (205 units total: 150 Studio, 54 1-Br, 1 2-Br) .




17/21

Elderly Market III: An Example As an example of others reading the data of increased elderly housing demand:

Amherst One LLC, as described in the July 2, 2013 Morning Journal

Proposed 171 units, non assisted housing, Oak Point Road on the west side of theCity of Lorain




18/21

PNA Summary PNA or Physical Needs Assessment just being completed for Kennedy and

Lakeview by Creative Housing Solutions, Inc.

Kennedy PNA indicates a total of $5,190,000 required over a 20 year period, withadditional energy-related improvement needs. These are repair and life cycleneeds assuming Kennedy remains the same elderly/disabled mix.

An analysis of RAD funding indicates a shortfall of $1,257,700 after an FHA 223(f)loan. However, there are other leveraged financial sources that are compatiblewith RAD, and should be explored.

Lakeview PNA indicates a total of $3,437,561 required over a 20 year period. Theserequirements need to be considered as part of a possible reconfiguration and an

additional detailed Permanent Supportive Housing (PSH) study.




19/21

HUD and Other Federal Legal Requirements Changing the mix of any subsidized building including disabled residents will have to pass

HUDs tests such that it will not be choice limiting. This is now an issue due to the 1999 USSupreme Court Olmstead decision which affirmed that the unjustified segregation ofindividuals with disabilities is an illegal form of discrimination. HUD guidance released on6/4/13 specifically encourages mixed community housing that includes disabled from a mixed

building may be possible, but will require compelling evidence and a lengthy analysis.

Changing the mix of any subsidized building to elderly only will require the submission of adetailed Designated Housing Plan to HUD. Aside from the Olmstead issue, such a planwould need to demonstrate the negative effects that such a change will eliminate, and theavailability of other housing resources for the disabled.

Housing Authorities must choose residents for any properties based on income andPreferences. Preferences are determined by the size and type of the family, and on federalFair Housing, accessibility and other regulations. It is recommended that LMHA undertake acareful study of its current system of preferences to determine if more flexibility can beobtained in responding to the housing market, and in providing benefits to residents.




20/21

FINDINGS AND RECOMMENDATIONS

Kennedy Plaza: Retain existing Elderly/Disabled mix. Obtain RAD and otherfunding to assure 20-year excellent maintenance status. Examine possibilities forredevelopment in surrounding blocks with City of Lorain and County.

Lakeview Plaza: Create and fund study to determine if a Permanent SupportingHousing (PSH) project can be created at Lakeview, including Nord units andHousing First options .

Undertake a policy study on use of preferences to determine if more flexibility canbe obtained in responding to the housing market, and in providing benefits toresidents, while remaining in compliance with all federal laws.

Create a development model for building or rehabilitating additional new elderly-only housing of about 50 units each, starting in more positive market areas ofLorain County.




21/21

LMHA 2013 Elderly Market& 2020 Development Plan

Study

comments and discussion

thank you!



presentation lmha elderly study 2013

Documents