HomeMy WebLinkAboutVariance (1097) AYYL1CA11UNFOR v
ZONINGBOARD OF APPEALS Date 60 r L_ 99
Receipt# -7 3,xr
IMPORTANT.- This application must be submitted to the Planning Department by the second Friday of the
preceding month to insure being heard at the next meeting.
ALL ITEMS MUST BE ANSWERED AND ALL SUPPLEMENTS MUST BE SUBMITTED. THE
APPLICATION WILL BE RETURNED IF INCOMPLETE.
SECT,IQN: =� �,4�T
1- The application and supplements must be filed in duplicate, typed or printed in ink.
2. A Class D or better survey of the property in question must be submitted with the application showing
streets, lot lines, building lines, zone boundary lines, dimensions, and buildings present or proposed and
buildings on adjacent properties and distance from subject property.
3. If a variance is being requested, a legal description and deed of the property must be submitted with the
application. This description can be obtained from the land records.
4. The sign from the Planning Department must be displayed on the property at least 10 days prior to the
public hearing in a location visible from all abutting streets.
• The applicant, or a representative must be present for the public hearing. The time, date and place of
the hearing will be advised by mail.
• Inquiries on this application may be directed to the Planning Department at the South Windsor
Town Hall.
5. No application shall be a complete application unless it shall be in such form and contain such
information as necessary for a fair determination of the issues. The submission of an incomplete
application will not be accepted.
SEC'TIUNII= QtlIREl3 ILYORiViATI4N �°
2. Mailing Address: '� ,''
3. Telephone
4. Owner of record of property in question:
5. Location of property in question:
Assessor's Map # 5 Parcel-# L'1 Zone -
6. Is applicant a corporation or co-partnership? (If corporation, submit a list of officers. If co-partnership,
submit a list of owners). 1 �,?I
f !
+.`�-vs�.vs�_•.u.c,,,;�:aa��iax.aiaw�re^�i;.iiyuiwariz.LV1,T Wl�iiRi{(+(j i.yr`�'���`
7. Please indicate if the applicant is owner, lessee, or prospective tenant:
8. Check one of the following:
(f) Request Variance to Section� / of the Zoning Regulations to allow
( ) State hearing under Section of the General Statutes for
( ) An appeal from the Zoning Officer's decision involving
9. Are sign(s) involved? YES or 0 If yes, submit complete sign information as outlined in sign
information requirements.
10. If application is for a v . ce to Section 3.12, are there any liquor outlets within the restricted area,
(500 feet)? YES or NO If yes, submit a list of liquor outlets, their locations and distances from the
property in question. V- 44
11. Is this property within 500 feet of another town line?
12. If requesting a variance state clearly the unusual hardship or exceptional difficulty on the property that
prompts this application and indicate why other options are unacceptable. Use a separate sheet of paper if
necessary.
INN t4
SECTIONIll l}�4 'ES-AYIATIRES �
I hereby declare that the data&information contained herein is accurate to the best of my knowledge.
Dated this day of I Ai Year
Applicant: e-
fgnature)
i f L „� /,11�1A/4"," Y /
OWNER: wS , l L -
( ignature
SRO . M.
Approved: Denied:
)q*-Yi11qge
The Village at Waterrnan Lake
IRENIE
The village at Elmhurst
CONI�riUNITIES The Village at Hillsgrove
May 21, 1998 The Village at Willow Crossings
Marcia Banach, AICP
Director of Planning
Town of South Windsor
1540 Sullivan Avenue
South Windsor, Connecticut 06074
RE: SIZE AND DESIGN CHARACHERISTICS OF ASSISTED LIVING
FACILITIES
Dear Ms. Banach:
Pursuant to Village Retirement Communities' recent informal discussion with
the Planning and Zoning Commission, the following information concerning assisted
living industry norms for building size and design are provided for your review.
First, I have enclosed excerpts from the most comprehensive analysis and
survey of the industry to date, "An Overview of the Assisted Living Industry, 1996",
conducted by Coopers & Lybrand, a leading national accounting and consulting firm.
The excerpted pages include information on size and design characteristics. I would
like to call your attention to a few specific points:
1. Page 13 of the report points out that assisted living residences "dedicate
significant amounts of space to common areas. Average common area utilization
represented 39.1% of total reported square footage. This allocation of space is
consistent with the philosophy of many providers who promote the concept that the
entire building is the resident's home". Our firm most definitely believes in this
concept and that building design should encourage residents to get out of their units
and utilize the entire facility. This not only provides for large effective living areas
but also promotes social interaction and involvement in activities, which is an
important part of our program. The 39.1% common area average noted above does
not include other functional areas of the building which are not accessible by
residents (such as the kitchen, storage areas, mechanical areas and administrative
offices).
2. The chart on Page 17 of the study shows facility statistics for regions of the
country and the nation as a whole. The "northeast" averages best reflect current
development trends in this part of the country. (In other parts of the country there are
many older facilities, providing some form of supportive residential care, that are
often much smaller and not directly comparable to modern assisted living facilities.)
The 39.1% common space factor for the nation as a whole is 43.0% for the northeast
region.
Corporate Offices: 715 Putnam Pike, Greenville, Rhode Island 02828 401-949-1333 Fax 401-949-1493
Corporate Communications: 700 Smith Street, Providence, Rhode Island 02908 401-272-4663 Fax 401-272-4962
Email:villages@netsense.net
Marcia Banach
May 21, 1998
Page 2
3. The chart on page 17 also provides averages for total building size and total
number of units. While it is not statistically accurate to divide averages, the
following chart provides some benchmarks for total building SF per unit. The
chart shows indicated total SF per unit for the nation and the northeast region
(based on the averages shown on Page 17). Also shown is the indicated total SF
per unit based on the building size and number of unit limits prescribed by
current town zoning.
National Northeast Current SW
Average Average Zoning
Number of Units 58 73 100
Total Building SF 47,255 77,995 70,000
Indicated Total SF per Unit 815 1,068 700
The following chart summarizes similar data for Village Retirement
Community facilities in other communities.
Name Waterman Elmhurst Hillsgrove South Farms Brookfield
Lake Common
Town Greenville Providence Warwick Middletown Brookfield
State RI RI RI CT CT
Status existing existing under const under const proposed
Number of Units 124 102 120 102 90
Total Building SF 120,000 82,000 100,000 85,000 88,000
Indicated Total SF per Unit 968 804 833 833 978
I have also enclosed copies of the floor plans for our Village at South Farms
facility in Middletown, a 102-unit project now under construction. The plans provide
details of the extensive common areas, which we feel are integral to a top quality,
assisted living facility. These include 8-foot wide clear span in common hallways
and informal gathering spaces located near the residential units, as well as large
function areas such as the lobby, dining room, recreation room, lobby, library, etc.
Our projects have proven to be successful in the marketplace, which from our
standpoint, is the single best indicator of the appropriateness of our building designs.
q Marcia Banach
May 21, 1998
Page 3
In conclusion, we feel that the town's zoning regulations as currently written
preclude the development of a first-rate assisted living facility with 100 units. We
respectfully ask that town officials consider amending the regulations to allow for
assisted living facilities with up to 100 units and 85,000 square feet of gross building
area within the Gateway Development district, where somewhat more intensive
development is appropriate.
Thank you for your consideration. Please feel free to call me with your
questions or comments.
Sincerely,
.Z1�1' A�Z
Christopher S. Singley
Vice President of Acquisitions
Enclosures
1
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Federation of America
10300 Eaton Place, Suite 400
Fairfax, VA 22030 :
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Printingcosts partially underwritten by the
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Senior Living & Long Term Care Industries
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Table of Contents
Chapter 1 The Assisted Living Industry
What Is Assisted Living?
Who Lives in Assisted Living Residences?
What Sert•ices Are Frequently Provided in Assisted Living
Who Pays for Assisted Living and What Does It Costa
C h a p t e r 2 The Need for Assisted Living
:National Demographics
The Aging of the American Population and the Increase in Life Expectancy
The Dramatic Increase in the Number of Persons Aged 85 and Over
The Continued Increase in the Number of Persons Who Live Alone
The Changes in the Role of Women in our Society
The Increased Financial Net Worth of Older People
The Eme aence of.Llanaged Care and Integrated Delivery Systems
Personal Need
C h a p t e r 3 The Supply of Assisted Living
0116dernization of Non-Institutionalized Care
Philosophy of Assisted Living
Number and Type of Residences
Size and Design of Residences
Regulation
Costs and Payments
C h a p t e r 4 Development and Operational Experiences
Development Statistics
Operating Statistics
Resident Profiles
Marketing Related Information
C h a p t e r 5 Financing
C h a p t e r 6 The Future of Assisted Living
AN OVERVIEW OF THE ASSISTED LIVING INDUSTRY 5
CHAPTER .3
. The Supply of Assisted Living
Modernization of
Non-Institutionalized Care
ssisted Living represents an effective
combination of housing and healthcare
for those who cannot live alone but
who do not need 24-hour skilled nursing or
medical care. Assisted Living offers 24-hour
availability of trained staff who provide resi-
dents with extensive personalized assistance
with individual ADLs and IADLs. Assisted
Living provides an environment in which frail
older people can age-in-place and receive the
support and assistance they require. It also
provides a supportive environment for
people of any age who need scheduled
(and/or unscheduled assistance) with ADLs,
related supportive services and, in some
cases, some medical care.
Philosophy of Assisted Living
Care in an Assisted Living residence
combines housing with a wide range of
personalized healthcare and supportive
services. Providers recognize that certain
concepts distinguish Assisted Living resi-
dences from-other care settings. The follow-
ing ten principles that establish Assisted
Living residents as the "top priority" of
Assisted Living residences represent ALFA's
philosophy of Assisted Living care:
Offering cost-effective quality care person-
alized for the individual's needs;
♦ Fostering independence for each resident:
♦ Treating each resident with dignity and
respect;
♦ Promoting the individuality of each resi-
dent:
♦ Allowing each resident choice of care and
lifestyle;
♦ Protecting each resident's right to privacy;
♦ Nurturing the spirit of each resident;
♦ Involving family and friends, as appropri-
ate, in care planning and implementation:
♦ Providing a safe, residential environment:
and
♦ Making the Assisted Living residence a
valuable community asset.
12 A N 0 V E g V
Number and T rather than a real estate-based product, salary
Type of Residences and benefit costs represent approximately 55
While there continues to be no "precise., percent of total operating expenses."The
information as to the number of lsisted survey results indicate that the number of resi-
Living residences currently operating in the dents housed in the Assisted Living residences
United States. 1993 estimates range from responding ranges from a low of six to a high
between 30,000 and 40,000 facilities which of 300 with an average of 67. The majority of
house an estimated one million individuals. Assisted Living residences were originally
.Some industry-analysts, however. believe that constructed as such, however, conversion of
this estimate may be overstated in that the existing buildings to Assisted Living represents
estimate includes all `types" of assisted living approximately 20.4 percent of those surveyed.
services. These analysts have provided esti- Building types which have been converted
mates which range from 3,000 to 12, include, but are not limited to, hotels, apart-
serving from 2- 000 units, ment buildings, schools and convents.
b �0,000 to 600,000 residents.
Residences may be free-standing or Architecture and interior desi n la a signifi-
cant role in the marketability, o rating costs,
independent,'congregate living or nursing accommodation of resident needs and adapt-
care. Assisted Living residences are owned ability of the residence. S ecialized designs
and operated by for-profit and not-for-profit accommodate limited mobility, vision and
organizations. Individual providers may oper- cognitively-impaired residents. Though design
ate one residence or many. Assisted Living varies greatly, there is a c ear tren towar
products vary greatly, from converted single creating a residential setting.
family homes serving a few residents with
minimal services to larger properties operated
by national chains.
Size and Design of Residences
The size and design of Assisted Living resi-
dences surveyed varies widely. The majority
of Assisted Living residences surveyed
exceeded 37 living units. The individual resi-
dent unit size averaged 391 square feet,
which compared to approximately 59 percent
of the size of a one-bedroom unit found in a
congregate housing facility., Unlike the
congregate housing unit, howev typi-
cal
Assisted Living rest ences edicate significant
amounts o space o common areas. verage
common area uti ization o Assiste Livin
residences surveyed represented 39.1 percent
of the building's total reported square
footage. This allocation o space is consistent
promote the�o ceyt�hmtany providers who
is the "resident's home." e entire ui ing
consistent with the concept that Assisted
Living is primarily a service-based business
A N Q V E g V i E w O F T H E A S S I S T E D L I V I N O 1 N 0 U 5 T g y
13
Development and
OperationaFE—xp—er—ie—n-c—es----
uring the summer of 1996, ALFA and
Coopers & Lybrand L.L.P. conducted
a mail survey of Assisted Living
As a small
providers throughout the United States.
...
provider, 1 spend all of Results of the survey represented information my time just trying to from 268 facilities representing 14,927 units
(the `:ALFA S
guide my business Survey"). The respondent facilities
throughout the day, were located in 35 states and one facility was
Thus, ! never seem to located in Quebec, Canada. The following
have the time to look Figure 8 highlights the survey responses by
around and see where the state in which the individual facilities
the industry is going. operate. Recognizing that development trends
Therefore, ! rely on may vary by region of the country, informa_
the industry overview tion obtained from the survey respondents
to provide me with has been summarized for four regions: a
benchmarks that I northeast region (which includes the one
can utilize to judge Canadian facility), a southeast region, a
the success of my midvvest region and a west region.
operations. ..,,
John R."Skip"comsia, Owner
TLC Properties,Inc.and
Chairman of ALFA's Small
Provider Task Force
veY Re
_ • �i'§�� �32 pia_
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A N O V E a V l c yy G F T H E A S S i
S T E 0
L I V I N G I N O U S T H Y
Fifty-nine percent of the respondents to
the ALFA Survey represented residences that
were part of larger multi-facility organizations
with ten or more facilities: 22.% percent were
part of multi-facility
organizations of two
to nine facilities and
18.3 percent were
single or stand-alone
facilities. Of the Total Northeast Southeast Midwest West
respondents, 87.6 Average number of units
58 73 51 percent reported a Percent for-profit facilities 32 88
private for-profit Percent non-profit facilities 87 6% 79.7% 98.3% ° o
88.2/0 84.8/o
corporate structure 12.4"° 20.3% 1.7% 11.8%Percent in metropolitan area 50,000+population) o ° 16.2%
and 12.4 percent were ( p p ) 60.4/° 64.3/° 67.3% o� o
Percent in non-metropolitan area(<50,000 population) 39.6% 56.8% 3. %
not-for-profit organi- 35.7% 32.7°�° 56.8%Net unit absorption per month 23.3%
zations. 2.5 2.i 4.2
Number of months of premarketing 5.2 2 9 4.4
7.3 4 5.5 Average total building size in square feet 47,255 3.6
77,995 34,484 27,186 49,993
Percent of semi-private units 13.2°% 8,1'/o o,
Percent of ward units(3 beds or more 22.0,0 4.6% 16.4%
) 0.790 1.4% 1.0% o
Percent of private(studio)units 53.3% 48.9% 45.7% 0.0/0 0.0%
o
22.5% 25.8% 19.7% 16.4%
Percent of one-bedroom units 74•9% 53.5/o
Percent of two-bedroom units 24.4%
3.6% 3.2% 6.2% o
Percent of other units 3 9% 1.6/o
6.7% 12.6% 5.4% 0.2% o
Average percent of common space o 4.1/°
39.1/0 43.0% 33.3% 50.0% 40.1
Average square footage-semi-private room
321 311 306 270 Average square footage-private room(studio) 306 410
284 304 291 343
Average square footage- one-bedroom
481 444 501 534 Average square footage-two-bedroom 683 670 675 687 ; 487
Percent providing stove in room - 731
29.3/0 43.1% 24.6% o
Percent providing microwave in room 39 8% 16.5/o
31.6% 23.0% 23.2% 0.6% � °Percent providing refrigerator in room 51.8/o
67.4% 66.6% 52.2% c o
Percent providing sink in room ° 6i.5la 80.4/o
50.5/0 61.8% 40.3% 49.5% 46.1%
Percent providing private toilet
95.2% 98.3% 85.3%
Percent Providing98 6'/° M 98.2%
private shower 79.8% 89.5% 78.2%
Percent providing private bath tub 45.7% `� 76.0%
33.8% 36.4% 26.5% 31.0% 36.7%
Percent of facilities with dedicated Alzheimer's unit 29.3%
43.1% 31.0%
Average number of beds in dedicated Alzheimer's unit 32 32 32 31 - --i 11 s'/o
�� 37
Average occupancy of dedicated Alzheimer's unit
94.4% 97.9% -� 92.3% ..�--
Percent of facilities offering respite care 89.7%- _;. 95.5%
62.8% 79.4% 82.8%
Average number of respite care residents 23.600 74.4%
2.1 2.0 3.6 0.4 0.7
s I S T E 0 L 1 V i N G 1 N O U S T R Y 1
' • Volume 190 3.30
N-Page � o �� f~�_••�
�p all
r it tium.� f _�.� l�Fli���l 1��� �Dlnr Jul
' 3Cnmu fir, 1-4
That 1, NORMAN M. PETERSEN, of the Town of South Windsor, {
ounty of Hartford and State of Connecticut, hereinafter referred to as "Grantor" =
'r ::.
for the consideration of One Dollar ($1.00) and other valuable considerations
i '
oun
received to my full satisfaction of
JOHN DZEN, of the Town of South Windsor,
ty of Hartford and State of Connecticut, and DONALD DZEN, of the Town of _
lington, County of Tolland and State of Connecticut, hereinafter referred to as f
'Grantees"
do give, grant. bargain,sell and confirm unto the said JOHN DZEN and DONALD
DZEN, their heirs and assigns forever, as tenants in common but not as Joint tenants,
a certain piece or parcel of land, situated in the Town of South Windsor, County of
Hartford and State of Connecticut, and being more particularly bounded a-d described a
follows:
Commencing at a point in the general westerly line of Oakland Road, which said
point is sbily and ninety-four one-hundredths (60.94) feet southeasterly of a merestone as measured along said road from land now or formerly of Clyde E. Johnson; {'
thence N. 290 03 10" W., and along the westerly line of Oakland Road, a dis-
tanc
e of Sixty and Ninety-four One-hundredths (60.94) feet to a merestone at land
now or formerly of Clyde E. Johnson; t u
thence S. 500 51' 30" W., and along land of Johnson, a distance of One Hundred f Fifty and Ninety-five One-hundredths (150.95) feet to a merestone; r'
thence turning N. 30° 46' 30" W., and along land now or formerly of Clyde E.Johnson, a distance of One Hundred Nineteen and Twenty-two One-hundredths (119.22)
feet to a merestone;
thence S. 520 47' 52" W., a distance of One Hundred Eighty and One One-hun-
dred
ths (180.01) feet to a maresbne;
thence turning N. 48" 14' 46" W., a distance of Two Hundred Ninety-three,and ;Fifty-seven One-hundredths (293.57) feet to an iron pin;
thence turning N. 38° 51' 58" W.
• a distance of One Hundred Eight and Eighty-
six One-hundredths (108.86) feet to an iron pin;
thence N. 630 40' 55" W., and along land now or formerly of Richard H. Simler,
a distance of Seventy and Fifty-one One-hundredths (70.51) feet to an iron pin; '1
thence N. 760 12' 34" W., a distance of Two Hundred Seventeen and Fourteen
v One-hundredths (217.14) feet to a merestone,- ;-
{ thence N. 72° 02' 03" W., and along land now or formerly of Fred Katten, a'
distance of Seven Hundred Fifty and Ninety-eight Y One-hundredths 750.98) feet to a Point;
:.1 3 thence S. 800 20' 06" W., a distance of One.Hundred Sixty-eight and Sixty-two
I- One-hundredths (168.62) feet to a merestone; i
thence S. 15° 29' 10" W. , a.distance of One Hundred Seventy-two and Ninety'
one One-hundredths (172.91) feet.to a merestone;
f: thence S. 140 31' 5 0" W., a distance of One Hundred Seven and Seventy-nine
One-hundredths(107.79) feet to a merestone;
thence S. 730 38, 50" E., a distance of Sixty-seven `}}
(67.50) feet to a merestone; and Fifty One=hundredths 3
e thence S. 17° 14' 10" W., a distance of S event i
t (71.09) feet to a merestone; Y-one and Nine One-hundredths fr
Z thence turning S. 61° 43' S5".E„ a distance of Four.Hundred Sixty-eight and
Twenty-nine One-hundredths (468.29) feet along land now or formerly of C. Buckland '
'' '9 0 a point,
Volume 190 Page a
N° 331
4
' thence S. 63° 13 r
0 feet to'a point atea boulder Hundred Forty-one and Fifty-six
One-hundredths (341.56) Of
' thence S. 630 02' 17" E.
�tne One-hundredths , a distance of Six Hundred.Ninet .(696.49) feet to a point; Y-six and Forty-
thence a distance of Six Hundred Twenty-one3
thence S. 60° 44' 00,, E.
One-hundredths (621,52) feet to a point in the northwesterly line o
f Felt Road;
thence N. 340 34' 05" E, and Fifty-two !
distance of Ninety-five and Ninety-eight
along the northwesterly line of Felt Road
} Y eight One
(95.98).feet to a point
thence turning N, 55° 25' S5" W. {
Eighty-two One-hundredths (25' 55 feet to a
a distance of One Hundred Eighty-two'and r
i{;; �. thence turning N. 290 03' Point;
n a
r '`"` line of Oakland Road, a deiof Four Hun line parallel with the northwesterly.
`' One-hundredths (489.28) feet to a point; area Eighty-nine and Twenty-eight
thence turning N. 500 50' 50" E,-
�r�fi Fifty-one One-hundredths (355.51) feet�to aiPoint, whic of h said Pointee Hundred
and
and place of beginning. Y the oint
a ; P
3 i
k ! Said premises are subject to building, building line , zoning restrictions and
other municipal ordinances of the Town of South Windsor.
r i..
its, Said premises are subject to taxes on the List of October 1, 1974, which
taxes the Grantees herein assume and agree to
' ch said
ti{ transfer, pay as part consideration for this
d a i ': i .
-Said Premises are subject to a sewer lien which the Grantees herein assume
and agree to pay as part consideration for this transfer.
Id r.'
,ne f f'
a '
2) i'
Volume 190 Page N2 332
Rant
anh»' tV 31111b the above granted and bargained premises, with the ;
i appurtenances thereof, unto them, the said grantees their
heirs,
X=CWM and assigns forever, to them and their own proper use and behoof.
Anh also, I the said grantor do for myself, MY heirs,
executors and administrators,covenant with the said grantees, their
3_ ass heirs and assigns, that at and until the ensealing of these presents,
I am well seized of the premises,as a good indefeasible estate in FEE SIMPLE;
and have gc-rd right to bargain and sell the same in manner and form as is above written.
and that the same is free from all ineumbrances whatsoever, except as hereinbefore men-
tioned.
Ad FIIPi4Prnwrr,. •
I the said grantor do by these presents ,
2 bind myself and
my heirs,executors and administrators forever to
WARRANT AND DEFEND the above granted and bargained
-` g premises to them '
the said grantees _-
their Xweevocs, heirs and assigns, against all claims and
r demands whatsoever, except as hereinbefore mentioned,
�nIfnPSBI�PrtAf, I have hereunto set my ! {
hand and sea] this loth
day of March in the year of our Lord
nineteen hundred and seventy-five.
Signed, Sealed and Delivered in presence of t
i /fin�.Z,71Frank E. Ahearn NORMAN MERSEN
:t
ZFI Af Tai nPrtind,
AA. South Windsor
Iw fdauutg of HARTFORD ;
March 10, A.D. 19 95
Personally Appeared
Norman M. Petersen
i E S 6 Signer and Sealer of the foregoing Instrument, and aeknawledged the acme to be
? 'his r
free act and deed
before me.
r Received For Record ��
March 11, 1975 at 9:13 am
Frank E. Ahearn
. .:.s Marilyn W. Burger /
<
Asst. Town Clerk ✓ Commissioner q/ the Superior Court
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