7.1 Support Mixed Housing
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
8/5/02
TIME
4:00 P.M.
AGENDA SECTION:
NO.
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
Planning & Community
Development
BY: Dean Andrew ::DA
ITEM
NO.
Item
Consider approval of resolution expressing support for the conversion of the Willow Grove Apartments
on East Kirwin Avenue from an exclusive elderly housing project to a mixed housing development
consisting of both elderly and family housing units.
Backaround
In 1999, the Garrison Development Company of Prairie Village, Kansas, submitted an application to
the Kansas Department of Commerce and Housing (KDOC&H) for federal income tax credits for an
affordable housing project in Salina. The application was for the new construction of 48 units of rent
assisted housing for the elderly to be located at 1226 East Kirwin (immediately east of Sterling House).
This was designed and intended to provide independent living apartments for the elderly with limited
services and amenities. KDOC&H requires a resolution from the local governing body stating its
approval and support for any proposed development using housing tax credits. A resolution of support
was prepared for the City Commission's consideration on June 28, 1999 and approved by the
Commission on that date. The resolution, while approving and supportive of the development, included
language that subjects the project to city codes, ordinances, and the building permit process.
This project was awarded $197,074 in Housing Tax Credits to provide equity for 48 newly constructed
rental units on the East Kirwin site. A building permit for this project was issued on November 28, 2000
and a Certificate of Occupancy was issued on May 14, 2002. The completed project consists of a three
story building containing 34 units (30-1 bedroom and 4- 2 bedroom) and three (3) one story buildings
containing four, four and six units respectively. All but two of these 14 units contain 2 bedrooms.
Nature of Current Request
This project opened up to the public in May of this year. The developer/owner has expressed
disappointment with the rental response from the elderly community and the current occupancy level
and would like to open the project up to people of all ages in order to lease up the property. At least
20% of the units would have to be retained as housing for the elderly (55 and older). The subject
property is zoned R-2.5 (Multi-Family Residential) which allows both housing for the elderly and multi-
family apartments as permitted uses, so no zoning changes are needed to make this proposed
conversion. The primary distinction between elderly and general population apartments is the amount
of off-street parking that must be provided.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE TIME
8/5/02 4:00 P.M.
ITEM
NO.
Page 2
ORIGINATING DEPARTMENT:
DEAN ANDREW
PLANNING & COMMUNITY
DEVELOPMENT
APPROVED FOR
AGENDA:
AGENDA SECTION:
NO.
BY:
BY:
Off-Street Parkina Analysis
The city's off-street parking regulations contain different minimum requirements for elderly housing vs.
conventional multi-family apartments. Because this project was designed and limited to a senior
population less off-street parking was required than if it had been a Chapel Ridge-type project.
For multi-family housing for the elderly the minimum parking requirements are:
One (1) space per housing unit for the first twenty (20) units and ~ space per unit for the
remaining units.
Applying this standard to this project resulted in a minimum requirement of 41 spaces plus parking for
the rental office and staff. A total of 44 spaces were constructed to serve a 48 unit facility.
A comprehensive review and amendment of the city's off-street parking requirements took place in
1994. The parking requirements for both multi-family apartments and elderly housing were reduced
downward in an attempt to reduce the overbuilding of parking which consumes more land, generates
additional runoff and increases development costs. The new off-street parking requirements were
taken from national norms and a variety of sources. The reduced parking requirements for elderly
housing were based on assumptions about vehicle ownership in the elderly population but it has been
staffs experience that these assumptions have underestimated vehicle use and ownership by the
elderly and the projects that have met just the city's minimum requirements have not had enough
parking to meet their actual parking needs. This applies to Johnstown Towers, Oakdale Plaza and the
two VOA projects on Kirwin and Market Place.
For conventional multi-family apartments, the minimum parking requirements are:
Two (2) spaces per housing unit for the first twenty (20) units and 1 % spaces per unit for the
remaining units.
Applying this standard to the applicant's proposal to convert the Willow Grove Apartments results in
a requirement to provide at least 77 off-street parking spaces, meaning that if the conversion were
made as is, this housing complex would be 36 spaces (77-41) short of meeting the city's minimum off-
street parking requirements. This parking shortage is compounded by the fact that although Lot 3
contains 4.39 acres, the developer only purchased and developed 2.2 acres making for a very tight
develpment site with limited options for adding parking.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE TIME
8/5/02 4:00 P.M.
AGENDA SECTION:
NO.
ORIGINATING DEPARTMENT:
DEAN ANDREW
PLANNING & COMMUNITY
DEVELOPMENT
APPROVED FOR
AGENDA:
ITEM
NO.
Page 3
BY:
BY:
In order to lease units in Willow Grove to the general population the developer has three (3) options:
1. Acquire additional land and construct 36 additional parking spaces.
2. Construct as much additional on-site parking as is feasible and apply to the Board of Zoning
Appeals for a parking variance.
3. Make no physical changes to the property and apply to the Board of Zoning Appeals for a
parking variance to allow the conversion to be made with no additional off-street parking.
City Commission Action
1.
The Commission could adopt the attached resolution of support subject to the condition that no
units in Willow Grove be leased to the non-elderly population until and unless additional off-
street parking is constructed which meets the requirements of the Salina Zoning Ordinance or
a parking variance is approved by the Board of Zoning Appeals.
The Commission could table this item to September 23, 2002, to allow the parking issue to be
resolved prior to acting on the proposed resolution.
2.
The Commission could decline to adopt the resolution if it believes that Willow Grove should
remain an elderly housing project to meet the housing needs of the elderly in the community.
Staff would note that the primary purpose of the attached resolution is to communicate to KDOC&H
that there is community support for the proposed conversion. It should not be interpreted as
authorizing Willow Grove to begin leasing to the general population before the parking issues are
addressed and resolved.
3.
Original Project Description
Site Plan and Elevation Drawings
Resolution Number 02-5855
PROJECT DESCRIPTION
The Willow Grove Apartments is a planned affordable independent living elderly (55 + )
housing pf(~iect to be located on approximately 2 acres on Kirwin Rd., east of S. Ohio Street
in Salina, Kansas. The site is zoned R2.5, which allows multi-family and a sufficient prQiect
density. All utilities are on-site or available nearby. The site is a4jacentto a Sterling House
Assisted Living Center and a VOA independent elderly prQiect. It is in close proximity to
many goods and retail services along S. Ohio.
TheprQject size is 48 units with 32 one-bedroom and 16 two-bedroom apartments. 30
one..bedrooms and 4 two-bedrooms will be in a 3-story 34-unit building with elevator and
common entry. The remaining 2 one-bedrooms and 12 two-bedrooms will be in three I-story
buildings with individual entries and patios. All units have one bath. The one-bedrooms in the
3-story building will be approximately 593 square feet and the two-bedrooms will be
approximately 760 square feet. The one-bedroom units in the single-story buildings will be
616 square feet. The construction will be wood frame with a combination of vinyl, brick and
wood trim exterior. The roofs will be pitched with composition shingles. All ground floor
units will be handicapped accessible/adaptable. Units will be handicapped-equipped, as frail
elderly requiring such equipment, are qualified for occupancy. There will be a
laundry/leasing office/community room on the ground floor of the 3-story building .for use by
all project residents. The I-story units will have washer/dryer hook-ups.
In the prQiect, the units will cater to mainly moderate income families (60% or less of
area's median. income(AMI). The median income of a four-person family is $45,600. The
units will rent between $375 (60% of AMI) per month for the IBRs and $450 per month
(60% of AMI) for the 2BRs, net of utilities. These rates are below the KDOCH-published
maximum allowable rental rates for those at or below 60% of AMI. The units' heating and
water heat will be gas. Cooking, lighting and AlC will be elect:rk. Landlord will pay for
sewer, water and trash.
There exists a great need for affordable elderly housing in Salina. Salina is a large
regional medical center attracting many retirees. Occupancies of elderly. housing of all types
.. average above 95 %. A housing study performed by an independent preparer indicates a need
for affordable elderly units in an amount well over the sub.iect prQject's size.
The complex will be funded by equity generated from UHTC (Low-incotne housing tax
credits) and by a construction/perm from a private lender. The project developer is East
Salina Housing Partners, L.P., East Salina Housing Corporation, General Partner, Garrison
L. Hassentlu, President.
A September, 2000 construction start is anticipated with a March, 2001 completion.
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~,~PLAN@
RESOLUTION NUMBER 02-5855
A RESOLUTION EXPRESSING SUPPORT FOR ADDITIONAL AFFORDABLE
MULTI-FAMILY HOUSING ON EAST KIRWIN AVENIÆ IN THE CITY OF SALINA,
KANSAS.
WHEREAS, the City of Salina, Kansas has been informed that Garrison Development
Company wishes to modify their housing tax credit application with the Kansas Department of
Commerce and Housing for the development of affordable rental housing for the elderly located at
1226 East Kirwin Avenue, Salina, Kansas with a legal description as follows: Lot 3, Block 1, Gile
Addition, to allow units to be rented to families as well; and
WHEREAS, Twenty percent (20 %) of the units will be retained to provide affordable
rents targeted to elderly households with low to moderate income with up to thirty-eight (38) units
being opened up to low and moderate income families; and
WHEREAS, the development is new construction having been completed and occupied
in May 2002; and
WHEREAS, the development has certain amenities including handicapped
accessible/adaptable design, on-site storage and leasing office, a beauty shop, and shared use of a
laundry facility and community room; and
WHEREAS, the developer has not requested any local [mancial assistance. SO NOW
THEREFORE
BE IT RESOLVED by the Governing Body of the City of Salina, Kansas:
Section 1. That the Governing Body supports and approves the conversion of the
aforesaid housing in our community to family apartments, subject to city codes and ordinances,
including compliance with off-street parking and stormwater detention requirements.
Section 2. That in the event that any of the characteristics mentioned above should
change, this resolution shall become null and void.
Section 3. That this resolution shall be in full force and effect from and after its
adoption until August 5, 2003.
Adopted by the Board of Commissioners and signed by the Mayor this 5th day of August,
2002.
Kristin M. Seaton, Mayor
(SEAL)
ATTEST:
Lieu Ann Nicola, City Clerk