Steve Lafferty optimized

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Published on August 11, 2007

Author: WoodRock


As Your County Gets Older…Planning for Senior Housing Needs in Howard County, Maryland:  As Your County Gets Older…Planning for Senior Housing Needs in Howard County, Maryland July, 2006 Slide2:  What About Howard County? Wedged between Baltimore and Washington, D.C. Population of approximately 275,000 people and median age is less than 35. Median income of $82,065, 5th highest in nation. 60% of land contains 84% of the residents Home of pioneering planned community of Columbia Highly educated 56% have Bachelor’s degrees or better 25% of population over 25 have advanced or professional degrees Columbia Baltimore Washington Slide3:  What About Howard County? Top ranked school system in Maryland Has 3rd largest foreign born population in State. Average price for all housing is $450,000. New house price is $650,000. Rapid price escalation Condo sold for $89,900 in 2001, sold for $232,270 in September, 2005. Single family detached – sold for $295,000 in 2001, sold for $505,100 in September, 2005. The Aging of Howard County –Who Are the Older Adults?:  The Aging of Howard County – Who Are the Older Adults? Currently 39,223 age 55+1 Growth rates for adults age 55 and over: 2000 – 2010 = 62% (est. 63,500 by 2010) 2000 – 2020 = 126% (est. 88,640 by 2020)2 By 2020, will be nearly 30% of County’s population Growth rate fastest in 75 - 79 and over 80 age groups Western Howard County and Columbia have highest percentage of seniors between the ages of 65 to 74 (60% and 61%, respectively) 1 2000 Census Age Characteristics, DPZ 2 2002 Study of Demographics and Needs of the Senior and Middle Age Populations in Howard County Slide5:  Slide6:  Slide7:  Creating a Senior Housing Master Plan Developed in 2004 Idea surfaced in earlier studies and in Comprehensive Zoning process of 2003-2004 Purpose was to examine current housing situation and ways to meet needs of older adults. Workgroup of County agencies Advisory committee of developers, attorneys, advocates, realtor, community representatives. Focused on existing housing, creation of more units for older adults and affordability. Services and Universal Design also key concepts in deliberations. Adopted by Resolution by County Council – after some delay. Slide8:  THE COUNTY’S EXISTING HOUSING County has more than 97,800 housing units Have more than 2,000 senior apartments or age-restricted active adult developments. County has 2,248 beds in assisted living facilities, nursing homes and continuing care communities Slide9:  Housing Options for Older Adults in Howard County Age-restricted Adult Housing Independent Living Built specifically for independent, older adults Own home Higher density housing Continuing Care Retirement Facilities Assisted Living Facilities Nursing Homes Naturally Occurring Retirement Communities:  Naturally Occurring Retirement Communities Nationally, 27% of seniors living independently reside in a facility or geographic area where more than 50% of the residents are over 65. This is referred to as a Naturally Occurring Retirement Community (NORC) NORCs exist throughout Howard County Heaviest concentration is in older section of Ellicott City and in Columbia Aging in Place:  Aging in Place The ability to remain in/near one’s home to be in control of decision-making 70% of the County’s older adults want to remain in their home or nearby 49% of those 60 and over express a need for home repairs Assistance needed to find and select contractors Existing housing, much built from 1950 to 1970, not readily accessible for people with physical limitations Aging in Place:  Aging in Place Modifications often needed for ramps, replace door handles or add grab bars Office of Aging provides home assessments and some financial help for modifications Possibility of more accessory apartments Facilities for Older Adults:  Facilities for Older Adults County has 88 Assisted Living Facilities 2 Nursing Homes 1 Continuing Care Facility 2248 Beds None at full capacity No more beds to be provided Medicaid Waiver used to support in-home care, assisted living placements and home modifications Some Policy Recommendations:  Some Policy Recommendations Assist older homeowners to get repairs, renovations and/or modifications Create partnerships with businesses service organizations and others to help seniors Increase size of accessory apartments Advocate for more Medicaid Waivers Slide15:  DEVELOPING NEW HOUSING UNITS AND OPPORTUNITIES Land for new housing is very limited Annual housing allocation of 250 units for senior housing; new allocation of 100 units for 1-2 bedroom moderately priced units Zoning for age-restricted housing: Require Moderate Income Housing Units (MIHU), Universal Design features and community centers 4 districts allow age-restricted housing as a matter of right 8 districts allow age-restricted units as conditional use Minimum of 50 units required in residential zones as a result of concern for in-fill compatibility Nursing homes and residential care facilities, including assisted living facilities, permitted by conditional use in all residential districts Slide16:  Growth Management System Build out expected by 2030 Annual allocations of estimated 1,750 units Adequate Public Facilities Ordinance (APFO) Age-restricted housing avoids 'schools test' 484 Age-restricted units built in 2005 Over 700 age-restricted housing units approved 2005 Nearly 1,200 age-restricted units in the development pipeline as of September, 2005. Slide17:  Slide18:  Slide19:  Challenge of Zoning:  Challenge of Zoning Absence of product and design diversity Compatibility of new housing in existing communities Regulations to support development of age-restricted units came out of 2000 General Plan Age-restricted units required to have % of MIHUs, community center and to apply Universal Design Guidelines Construction by conditional use Get 35% open space Allows twice the units per acre Floating zone, Planned Senior Community (PSC), allows 8 units/acre Howard County requires that Universal Design be incorporated in all new Age-Restricted Units:  Howard County requires that Universal Design be incorporated in all new Age-Restricted Units Multi-family Apartment or Condominium: Accessible path between parking, dwelling units, and common areas that meet ADA standards Single Family Detached and Attached: 'No-step' access to community building and all dwellings Front door to be 36' wide with exterior lighting of entrance All interior doorways at least 32' clear width 36' wide fully accessible route throughout first floor Complete living area including master bedroom and bath on first floor (or elevator accessible if multistory apartment) Howard County requires that Universal Design be incorporated in all new Age-Restricted Units:  Howard County requires that Universal Design be incorporated in all new Age-Restricted Units Lever handles on interior and exterior doors Structural blocking for grab bars in walls in bathroom walls near toilet and shower Clear floor space of 30’ x 48’ for maneuvering in bathrooms and kitchens Wall switches and outlets 15' minimum and 48' maximum Howard County also has guidelines for “desirable” and “custom” features.:  Howard County also has guidelines for 'desirable' and 'custom' features. Desirable features include: Covered main entry Entry door approach with 18' – 24' clearance at side adjacent to handle Lever handles on kitchen and bathroom sinks Howard County also has guidelines for “desirable” and “custom” features.:  Howard County also has guidelines for 'desirable' and 'custom' features. Custom features include: Handrail on both side of all stairs Multi-level or adjustable kitchen countertops and work spaces Closet rods adjustable from 3’ to 5’6' Curbless shower Installation of grab bars in bathroom Concerns about No-Step Access:  Concerns about No-Step Access Required but not to front entrance Standard construction by national builders show little flexibility of larger houses on smaller lots Basements: support beams above grade Slope away from house for drainage Difficulty of meeting 1:12 grade Slide26:  Bolingbrook, IL Slide27:  Providing no-step with a ramp No-step entrance through garage Some Policy Recommendations:  Some Policy Recommendations Reduce required number of units for age-restricted developments in certain zones Improve compatibility of new construction with existing neighborhoods Further promote use of Universal Design Encourage construction of accessory apartments Promote more creative and innovative housing design and products. HOUSING AFFORDABILITY FOR OLDER ADULTS:  HOUSING AFFORDABILITY FOR OLDER ADULTS Largest barriers to affordability in the County are land costs, HOA fees and a very tight housing market More difficult to apply standard measures of affordability since assets play a larger role than income Down payment is a major factor in determining affordability Seniors who rent typically pay a higher percentage of their income than is allowed for non-seniors – some in excess of 50 percent of income Housing Affordability for Older Adults:  Housing Affordability for Older Adults 10% of all age-restricted units must be moderately priced. The Moderate Income Housing Unit requirement only creates housing for seniors with income less than 80% of median. Few homes or rental units are affordable for people in this income range Even with available equity upon sale of a house, few units are available with less square footage or lower price Is a need for housing for those with incomes between 80% - 110% of the median, as well Purchasing Affordability:  Purchasing Affordability * Yet the average house price in Howard County is over $400,000 Some Program and Policy Recommendations:  Some Program and Policy Recommendations Zoning incentives to increase the number of Moderate Income Housing Units in age-restricted housing, including: Eliminate indoor community space requirement if a higher percentage of MIHUs is provided or if the site is within two miles of a Senior Center. For larger age-restricted developments, allow higher density as an incentive for increased MIHU percentage. Increase senior housing allocations to include a higher percentage of required MIHUs Revise the Zoning Regulations to encourage new market-rate dwellings to be built as smaller units. Some Program and Policy Recommendations:  Some Program and Policy Recommendations Acquire houses that can be renovated to incorporate universal design elements. Tax Increment Financing legislation Tax relief to moderate-income renters of age-restricted units, parallel to the real estate tax relief provided to homeowners with incomes below a certain threshold. CHANGING DEMANDS REQUIRE NEW APPROACHES:  CHANGING DEMANDS REQUIRE NEW APPROACHES Pressure of growing number of older adults, available land and housing prices require County to look at housing differently. Need to focus on existing housing more than new construction. Need to respect existing communities and impacts of infill. Work with others to examine all ways to meet the needs and be creative. Firm in seeing compliance with Universal Design requirements Thank YouStephen Lafferty, Deputy DirectorHoward County Department of Planning & Zoning3430 Courthouse DriveEllicott City MD 21042PH: (410)  Thank You Stephen Lafferty, Deputy Director Howard County Department of Planning andamp; Zoning 3430 Courthouse Drive Ellicott City MD 21042 PH: (410) 313-2350

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