The URL can be used to link to this page

Home My WebLink About02/13/2017City of Apple Valley Meeting Location: Municipal Center 7100 147th Street West Apple Valley, Minnesota 55124 MONDAY, FEBRUARY 13, 2017 URBAN AFFAIRS ADVISORY COMMITTEE TENTATIVE AGENDA 6:30 p.m. Regent Room 1. CALL TO ORDER 2. APPROVAL OF AGENDA 3. APPROVAL OF MINUTES OF JANUARY 11, 2017 4. DISCUSSION ITEMS: a. CONTINUE DISCUSSION ON TEMPORARY FAMILY HEALTH CARE DWELLING UNITS AND PROVIDE FINDINGS TO THE CITY COUNCIL 5. OTHER BUSINESS - None - 6. ADJOURNMENT NEXT URBAN AFFAIRS MEETING Date to be Determined 6:30 p.m. Staff: Kathy Bodmer — Planner 952-953-2503 Alex Sharpe — Planner/Economic Dev. Spec. 952-953-2569 S:\planning\private\Urban Affairs\2016 Health care dwelling units\021317 Agenda.doc CITY OF APPLE VALLEY URBAN AFFAIRS ADVISORY COMMITTEE MINUTES JANUARY 11, 2017 1. CALL TO ORDER The City of Apple Valley Urban Affairs Advisory Committee meeting was called to order by Chair Sharon Schwartz at 6:37 p.m. Members Present: Barry Berg*, Sandy Breuer, Edwin Holmes, Walton Mahlum and Sharon Schwartz * Barry Berg arrived at 6:45 p.m. Members Absent: Pamela Sohlberg Staff Present: Kathy Bodmer, Planner and Alex Sharpe, Planner/Economic Dev. Spec. Guests Present: Anita Burke, Apple Valley Resident. 2. APPROVAL OF AGENDA Chair Schwartz asked if there were any changes to the agenda. Hearing none she called for a motion. MOTION: Holmes moved, seconded by Breuer, approving the agenda. Ayes - 5 - Nays - 0. 3. APPROVAL OF MINUTES OCTOBER 26, 2016. Chair Schwartz asked if there were any changes to the minutes. Hearing none she called for a motion. MOTION: Mahlum moved, seconded by Holmes, approving the minutes of the meeting of October 26, 2016. Ayes — 4, Nays — 0, Abstain — 1 (Breuer). 4. DISCUSSION ITEMS A. Temporary Family Health Care Dwelling Units Planner/Economic Dev. Spec. Alex Sharpe presented information concerning the estimated cost to rent and install a Temporary Family Health Care Dwelling. He reported that Next Door Housing rents the temporary units at a base price, with any improvements requiring an additional fee. Sharpe described how the costs were estimated. Next Door Housing provided some of the information, while installation costs were obtained from contractors and inspectors. Sharpe found that the cost to rent the unit was $1,250/month or $15,000 year. However, the installation cost, CITY OF APPLE VALLEY Dakota County, Minnesota Urban Affairs Advisory Committee Minutes January 11,2016 Page 2 of 4 heating, cooling and septic pumping costs were likely to bring the total annual cost from $22,340 to $26,120 per year. The inspectors noted that the electrical service would need to be trenched to a pedestal and that water would likely to be required to be trenched as well. The estimated costs do not include any additional care or support services. Next, Sharpe reviewed the cost of assisted living at several different facilities in the Twin Cities metro area. He noted that the average cost of senior assisted living in Minnesota is $3,362 per month, or S40,344 per year. The Committee asked more detailed questions about how the costs for a temporary health care dwelling were calculated. Planner Kathy Bodmer explained that one way to address temporary health care housing was accessory dwelling units (ADUs). An accessory dwelling unit (ADU) is a separate independent living unit within a single family home with separate kitchen, sleeping and sanitation facilities. She explained that there are currently three in the City and that only properties that are zoned "R-1" (Single family residential, minimum lot size 40,000 sq. ft.) or PD -703, Zone 1, (Cobblestone Lake detached single family) are eligible to apply for a conditional use permit (CUP) for an ADU. She reviewed some of the neighboring communities' ADU code provisions. Holmes noted that constructing an addition onto a home could be very minimal to provide simply a new bedroom and bathroom. If a homeowner constructed this type of addition, but the kitchen was shared with the main house, would that be considered an ADU? Staff explained no, one of the definitions of an ADU is separate kitchen facilities. Schwartz explained that not all houses in Apple Valley will be able to construct an addition. She had explored an addition on her previous 4 -level home, but found that the foundation could not be expanded. The Committee raised the concern that placing seniors in the basement of a home may be difficult. Separate access to the unit may be difficult. An egress window with a ladder could also be difficult for a senior to use. The Committee noted that it would take time to construct an addition and it would also take time to prepare a pad for a temporary health care trailer. Anita Burke was asked to share any statement she would like concerning temporary health care dwellings. She said that her family had explored placing a drop -home in their rear yard to care for her mother. She explained that her mother was in the hospital and then was sent to a rehab facility. Her experience was that after a patient is in the hospital, the patient has to go to the rehab facility that is available. The location may not be near the family. Ms. Burke felt that she, as a stay at home mom, along with her family, would have provided better care than the rehab facility. At a reduced cost. But, because she has a large family, Ms. Burke did not have sufficient room available inside the home to keep and care for her mother. CITY OF APPLE VALLEY Dakota County, Minnesota Urban Affairs Advisory Committee Minutes January 11, 2016 Page 3 of 4 Ms. Burke wanted the Committee to keep in mind that the State Law was not intended to provide just eldercare. The law covers anyone who needs help with two essential daily life activities. An ADU is a good idea, she said, but families don't have time to construct an addition or do a significant remodel. She noted that it takes time to widen doorways for wheel chairs and to make bathrooms accessible. The improvements to increase accessibility are then a permanent change to the house. A drop -home would give a family an accessible alternative to take care of a relative while looking for other care options. Burke toured the units and thought they were really nice inside. They were well designed. As her family was investigating options, they knew they would be adding some extra care services. She noted that the temporary unit would have more room than the mother had at the rehab facility. Ms. Burke said she was aware that the law would only allow for a 6 -month permit which could be extended for 6 months. She said she would have removed the trailer after one year. Berg noted that City ordinances have to be narrowly written and that the law was restricted to only those needing health care. He said that the unit would have worked in Ms. Burke's case, but he was concerned that others might abuse the ordinance. Holmes said that he could see the need is there, but the need for temporary health care can be met in a less extravagant way. He asked why someone receiving care would need a separate living area and kitchen. He said his opinion was that someone who is fragile should be kept close to the family. Holmes questioned the need for a separate dwelling. He said he doesn't like the idea of sticking an ill family member out in a garage, a pod or an RV. Besides, the Committee asked, how would the City have a temporary health care dwelling removed after one year if the person still needed the care? Breuer said the fact is, there is a need for short-term emergency solutions. Care facilities have long- term waiting lists. Families need to be able to find a way to ensure adequate care is given. Schwartz asked whether drop -homes are permitted in other states and if so, to find their provisions: New York, Virginia, Florida, Texas. Schwartz asked how a family proves that the trailer is "medically necessary?" Ms. Burke explained that the State law requires a doctor to certify that the person requires assistance with two essential daily living activities. The Committee then directed staff to research the cities previously mentioned and report the findings at the next scheduled Urban Affairs meeting. 6. OTHER BUSINESS A. Review of upcoming meeting. CITY OF APPLE VALLEY Dakota County, Minnesota Urban Affairs Advisory Committee Minutes January 11, 2016 Page 4 of 4 The group reviewed calendars and decided the next meeting of the Urban Affairs Committee would take place on Monday, February 13, 2017, at 6:30 p.m. at the Municipal Center. 8. ADJOURNMENT Hearing no further comments from the Urban Affairs Advisory Committee, Chair Schwartz asked for a motion to adjourn. MOTION: Berg moved, seconded by Holmes to adjourn the meeting at 8:56 p.m. Ayes - 6 - Nays - 0. Respectfully Submitted, Kathy Bodmer, Planner Approved by the Urban Affairs Advisory Committee on Chair City of Apple ITEM: URBAN AFFAIRS MEETING DATE: SECTION: 4A February 13, 2017 Discussion Item PROJECT NAME: Temporary Family Health Care Dwelling Opt -Out Ordinance Meeting 3 PROJECT DESCRIPTION Consideration of recommendation to forward to City Council concerning Temporary Family Health Care Dwellings STAFF CONTACT: Alex Sharpe and Kathy Bodmer DEPARTMENT/DIVISION: Community Development Department APPLICANT: City of Apple Valley PROJECT NUMBER: PC 16-22-0 Project Summary/Issues Introduction: The Urban Affairs Committee was tasked with conducting further review of Temporary Family Health Care Dwellings. The Committee met on October 26, 2016, January 11, 2017 and expects to conclude its work at its February 13, 2017, meeting. The discussions have focused on how families can best care for aging family members. Technically, the State Law was not intended just to address elder care, but care for anyone who might need assistance with two or more "Instrumental Activities of Daily Living." As the City contemplates how to become a more welcoming and accessible community, it will create options and opportunities for persons of all ages and all abilities. At the January 11 meeting, the Committee requested additional information about the States that currently allow temporary health care dwellings. The following information is provided: • Recap of Previous Meetings • Other State Provisions • What Home Improvements are Needed for Accessibility? • Additional Supports — Senior Day Centers • Vitalocity! Efforts to make Apple Valley a Community for a Lifetime. Previous Meetings: City Council (Informal Meeting) June 9, 2016: On May 12, 2016, the State of Minnesota enacted a law that required cities to either allow the placement of Temporary Family Health Care Dwellings on residential lots through a permitting process, or to enact an ordinance opting out of the State Law provisions. The City Council discussed an opt -out ordinance at its June 9, 2016, Informal Meeting. The City Council concurred that allowing families to care for convalescing relatives is beneficial to the community. However, they stated that it would be better to encourage home owners to make improvements to their primary structures, rather than have temporary dwellings stored on driveways or in back yards. City Council July 28, 2016: At its meeting of July 28, 2016, the Apple Valley City Council voted unanimously to adopt Ordinance No. 1013 that "opted out" of a State Law that required cities to allow temporary family health care dwellings. At the meeting, the City Council voted to adopt the opt -out ordinance, but directed the Urban Affairs Committee to conduct further review of the use of the dwelling units, considering not only impacts to families in need, but also to adjacent properties and neighborhoods. The City Council noted that accessory dwelling units are allowed in certain circumstances and these provide options that remove the neighborhood impacts, placing care options in the regular home. UAC October 26, 2016: The Urban Affairs Committee was introduced to temporary family health care dwellings and some of the benefits and issues that City staff identified. Staff provided an overview of the State Law that was enacted in May 2016. The UAC asked staff to provide more information about the units and to research some of the installation and on-going maintenance costs. UAC January 11, 2017: The UAC discussed the temporary units in more detail. The cost for the installation of the units, the rent, and estimates of some of the on-going costs were presented. Interviews with City Inspectors indicated that the electric service and water service would both need to be run underground to the unit and that the unit would need to be placed on a paved pad. The costs of limited assisted care options were compared to the temporary dwellings. Staff also introduced the City's accessory dwelling units (ADU) ordinance. The committee discussed the differences between the temporary health care dwellings and ADUs. A resident of Apple Valley attended the meeting and shared her family's story related to temporary family health care dwellings. The resident reported that her family was interested in renting a temporary health care dwelling to care for an ailing family member. The Committee was able to ask the resident specific questions about the temporary units and why she felt they were a good idea. Other State Provisions: Temporary Dwellings Laws In Other States At the last meeting of Urban Affairs the Committee asked staff to provide research on other states laws and local regulations for Temporary Family Health Care Dwellings. Four other states with laws similar to the Minnesota law were researched; these states are Connecticut, North Carolina, Tennessee, and Virginia. At the last meeting, the committee mentioned the states of New York and Texas as those that have adopted similar laws. Staff could not locate a state law in New York but found several local ordinances, and felt that Texas was not a good comparison state. In Texas, many cities do not use zoning regulations, including Houston. This unique aspect of Texas places it as an outlier. Prior to the state of Connecticut adopting a health care dwelling law their state congress directed The Connecticut General Assembly Office of Legislative Research to investigate similar state laws. These laws were compiled into a comprehensive table comparing the Minnesota law to the other states. Connecticut adopted hybrid of several state laws, but is most similar to Minnesota's. Minnesota adopted the most stringent laws regarding these dwellings, and was the first to include an "opt -out" option. In the table, Minnesota is the only state with a fixed timeframe that the units can be utilized. Connecticut's law did adopt a one year maximum to parallel Minnesota. Most states require that the structure meet building codes for prefabricated structures, including Minnesota. Where Minnesota was less stringent was the connection to utilities. Minnesota law only required "access to water and electric utilities" while several other states allowed the local jurisdiction to require "connection" to water, sewer, and electric utilities. Connecticut law required these connections and that they be connected in accordance with all building, electric and sanitary codes. The Minnesota law does not provide guidance or allowance for local jurisdictions on this, which has been a source of discussion for the committee. Of the states which have adopted Temporary Family Health Care Dwellings laws, Minnesota is the coldest and has the greatest temperature variation between seasons. Most of the states shown do not have the same concerns for pipes freezing or heating the units, which adds a layer of complexity. What Home Improvements are Needed for Accessibility? Projects to modify homes to increase accessibility vary widely depending upon a person's needs. The AARP estimates that 87% of people age 65+ want to stay in their current home and community for as long as possible'. In order to age in place, and in order to accommodate an ill or convalescing family member, it may be necessary to make modifications to the home to make it accessible, safer and more comfortable. It could mean modifying a living, family or dining room to adapt to the needed use for a period of time. In-home improvements can range from simply installing grab bars in the shower and lever pull door handles, to installing stair lifts and elevators. Another variable is whether a person chooses to make improvements themselves or hire professional contractors. Below is a list of accessibility modifications with rough cost estimates: Improvement Estimated Cost Widen doorways for wheel chair $400 to $600 each Install lever -style doorknobs $20/each Grab bars in bathroom (professionally installed) $100/each Replace flooring with slip -resistant material $3 to $5/sq. ft. Install wheel chair ramp $1,500 Adjust kitchen countertops (reduce from 34" to 30") $5,000 for 30 linear feet Chairlift $3,000 - $4,000 Elevator $20,000 Source: "Aging in Place: Home Renovations for Seniors," NerdWallet.com, April 4, 2016 A privacy screen for an open area like a living room or family room might cost $150 to $250. An accessible shower depends upon the materials used, ranging from a fiberglass insert to a tiled zero entry shower/spa. Toilets can be made more accessible by installing a taller stool ($200 to $300), an elevated seat (S50) with the installation cost between $450 and $700 for a new stool (Source: HomeAdvisor estimate). Mark Cook, of Affinity Services (St. Paul) says the majority of his business is renovating and retrofitting homes and offices for accessibility. His most common modifications are widening doorways and installing bathroom grab bars. Costs can only be determined on a case-by-case basis. If a door is being made wider, is the wall load bearing? Can a wheel chair turn around in the 1 AARP PPI, "Preferences of Older Adults," April 2014 bathroom? Are the improvements builders grade or are they top of the line finishes? At this time, Mark's company focuses on remodeling for accessibility. Carl Loge, Next Day Access (Hudson, WI), also does remodeling for accessibility. His primary business is installing aluminum modular wheel chair ramps that can be rented for a short term need or purchased for a long-term improvement. In addition, his company often installs grab bars to help prevent falls. One of the things his company has done to improve wheel chair accessibility is to install off -set hinges on doors which increases the doorway width by 2". Mr. Loge said his company is small and he is able to deploy his workers to make improvements the next day. What Other Supports are Available? When a family decides to care for an elderly family member in their home, several supports in addition to housing modifications, are needed. In-home services for chores, personal care and health services are options. One option for support would be senior day centers. Senior Day Centers Several elder communities and retirement homes also specialize in senior day centers, also named adult daycare, or adult day communities. These day communities do not house the senior, but give them a safe place to stay and meet new people during the day. The hours are typically 7:30 a.m. — 5:30 p.m. and allow a senior to be in a welcoming environment with scheduled activities, therapy, and community. Senior day centers must be licensed by the state and typically include the following: • An RN on duty, allowing dispersal of medications and emergency care • Scheduled activities for seniors o Pool aerobics o Stretching in place o Games o Dancing o Fieldtrips to community events • Physical exercises are required by the state and are approved by a physical therapist • Resources for primary caregivers The popularity of senior day centers has been increasing, as it is a more affordable option than senior housing. Augustana charges $84 for 6 hours and $14 an hour for each hour beyond 6, which according to Augustana is a fairly standard rate in the senior day community. In comparison, most in-home care is $25 an hour and requires a minimum of a 3 hour commitment. Many day centers are specializing in memory care, as this is a growing community needing assistance. Some senior day centers are also combining child and senior care which creates a dynamic environment for both parties. Additionally, some families are able to combine their senior and child care location and allow regular interaction. Apple Valley - a "Community for a Lifetime" Vitalocity In 2014, the City of Apple Valley partnered with a team of experts to help define the attributes of a "Community for A Lifetime". It became a strategy called Vitalocity!, and was the subject of a 3- day workshop held in the fall of 2014. Vitalocity! is an effort led by the private market to better incorporate aging -friendly principles into communities' social, economic, and physical infrastructure. Though other cities have created strategies for aging -friendly cities, Apple Valley is the pilot city for the Vitalocity! initiative. The initiative was led by a partnership consisting of the City in conjunction with several corporate and non-profit leaders in the field of aging. The 2014 workshop, which was open to residents and businesses, was designed to help develop a "roadmap" that could be incorporated into the City's 2040 Comprehensive Guide Plan, which will be completed in 2018. Participants in the workshop identified four main areas of focus that were further broken into nine themes common to aging -friendly communities. The themes include: • Housing • Transportation • Safety • Social Participation • Respect and Social Inclusion • Outdoor Spaces and Buildings • Communication and Information • Civic Participation and Employment • Community Support and Health Services In the spring of 2015 the City Council accepted a presentation of the culmination of research and ideas for Vitalocity! The slides on housing are attached to this report. The presentation to City Council and review of the temporary dwellings by the Urban Affairs Committee demonstrate the City has been and will continue to be committed to aging in place, exploring new housing solutions, and being a community for a lifetime. Proposed Action Staff prepared a draft recommendation to forward to the City Council. The recommendation is in draft form and the Urban Affairs Committee may wish to further refine it. If the Urban Affairs Committee concurs with staff's findings, staff recommends the following motion: Adopt the following findings and recommendation to forward to the City Council: On July 28, 2016, the Apple Valley City Council considered a State Law regulating Temporary Family Health Care Dwellings. At that meeting, the City Council voted unanimously to "Opt -out" of the State Law provisions, but asked the Urban Affairs Committee to conduct additional review of the structures and to provide its findings back to the City Council. The following are the Urban Affairs Committee's findings: 1. Families and individuals sometimes need to find affordable health care for ill, disabled and elderly family members quickly. 2. Temporary Family Health Care Dwellings were suggested as a temporary, affordable, and quick -to -deploy alternative to allow families to care for ill, injured and convalescing loved -ones near the family for a limited period of time. 3. The Urban Affairs Committee reviewed the dwellings in more detail and found that there are some benefits to the units, but that there are building code, zoning code, and public safety issues that outweigh the benefits of the units at this time (see attached "Pro and Con" list). 4. Allowing families to care for convalescing relatives is beneficial for the community. 5. The City of Apple Valley residents are aging and innovative solutions should continue to be explored to provide families health care and support options. Expanding the use of Accessory Dwelling Units would be one tool to enable families to care for family members. 6. The City of Apple Valley should continue the work that began in 2014 and 2015 to create a community for a lifetime which became Vitalocity! 7. Vitalocity! found that in addition to housing the following nine elements are needed to create a community for a lifetime. Seniors need access to: a. Housing choices and adaptations b. Transportation choices including transit c. Safe spaces and surroundings d. Civic participation and employment e. Communication and information f. Community support and health services g. Accessible public outdoor spaces and buildings h. Respect and social inclusion i. Social participation 8. The principals that make a community accessible to seniors will also benefit families and persons with special needs. A Community for a Lifetime is accessible and welcoming to persons of all ages and abilities. Therefore, the Urban Affairs Committee recommends no change to the Temporary Family Home Health Care Dwelling Opt -out Ordinance, but that the City continue the work of Vitalocity! to ensure the City of Apple Valley is a vibrant, accessible, convenient and safe community for persons of all ages and all abilities - a Community for a Lifetime. Apple Valley should continue to explore opportunities and programs that allow families to use and improve their homes to meet their family's needs. Budget Impact N/A Attachment(s) 1. Urban Affairs Temporary Home Health Care Dwellings Pro -Con List 2. Ordinance No. 1013 3. MN Statutes Section 462.3593 (Laws 2016, Chapter 111, Section 3) Governing Temporary Family Health Care Dwellings. 4. Comparison Table of States' Temporary Health Care Dwelling Laws 5. Vitalocity! Slides 2015 6. Access Solutions 10 Universal Design Tips 7. Star -Tribune Article, "Bloomington couple re-engineer '90s house for multigenerational living, " (May 14, 2016) Temporary Family Health Care Dwellings Pro and Con List Urban Affairs Findings Pros Cons Marketed as a quick housing option for temporary care City Council adopted resolution opting out of ordinance and set set policy that these units do not fit the community Units are pre -constructed to be handicap accessible. (Ramp may be needed to access front door.) Trailers parked in rear yards could effect neighborhood character r Separate living space for ill or injured person - offers privacy and independent style living while being close enough to receive supportive care from family in main home. Safety of the inhabitant in the unit would be difficult for the City to monitor and regulate Offers a less expensive alternative than a building addition The unit is small and the resident may feel cramped and isolated. ADU's are a permanent addition and may create increased density; temporary dwellings will be removed eventually and would not increase density When the cost of maintaining the unit is considered, the yearly cost of the unit is not as inexpensive as marketed. Allows family to care for inhabitant easier than an assisted living facility Building and Electric codes need to be met for safety reasons, increasing the cost of a temporary installation. City Inspectors have determined that electric and water would have to be trenched underground to a pedestal. Market as a less expensive alternative than an assisted living facility The unit has substantial upfront improvement costs for a temporary use including paving a pad, extending water and electric to a pedestal, adding water and electrical capacity, construction of a ramp, if necessary, for access to the unit. City code requires that all homes must be placed on a permanent foundation. City Code and State Building Code do not address temporary living quarters. City Code Requires that all homes must have a minimum width of 18', the temporary units have an 8' width City code would require the unit to be on a paved surface if it were not placed on a permanent foundation, increasing costs The unit separates the inhabitant from the main home and residents raising a concern of isolation and availability of care and supervision. Temporary Family Health Care Dwellings Pro and Con List Urban Affairs Findings Pros Cons Emergency services may have difficulty knowing where the infirmed person is located, the main home or the temporary unit The units will have electric heat and will be expensive to heat in winter months Access to the unit for the inhabitant will need to be maintained -a paved walkway may need to be installed Access for septic pumping will need to be available and may disturb neighboring properties The septic tank will need to be pumped regularly State law does not provide guidance on how the City will regulate the safety of the inhabitant State law does not provide guidance for the City if the unit is inhabited longer than the maximum of one year Installation of the units may be difficult without access onto neighboring properties The designers of the units have not made clear what will be done with "grey water" - It is a health and safety hazard to dump "grey water" onto a yard An apartment or other temporary housing option does not require permanent investment (Pros) and Cons of Temporary Family Health Care Dwellings To be Added to Existing Urban Affairs Findings (Ed Holmes Suggestions) 1. Inspection and enforcement codes and regulations relating to the units will add a considerable burden on the City's limited resources. 2. Following use, a removal of the unit will be expensive, which if handled properly, will require sufficient up front funds to be placed in trust to pay for the removal. 3. Additional funds should be placed in trust at the outset to cover the costs to the City in conducting its inspection and enforcement activities made necessary by the existence of the unit infrastructure. 4. Construction of the necessary improvements will result in a de facto permanent home on a lot zoned for, and already containing, a single family residence. 5. The existence of the unit or units will impact the character and aesthetics of the neighborhood. 6. The existence of less intrusive and expensive alternatives, such as an added bedroom, minimizes the utility of the units. 7. The addition of such a unit next to a home amounts to a de facto remodel of the home, but with the numerous downsides mentioned in this list and without the advantages of an added bedroom which would allow for closer supervision and better care of the invalid. 8. It is not within the purview of the City to ensure that all home owners have homes large enough to house their families however large the families might be. 9. The neighbors have purchased their homes with the idea that the zoning laws in existence at the time of purchase will be enforced and not be bypassed or altered with the construction of these units which may impact the resale value of the neighbors' homes. 10. The utility of the units is greatly minimized when balanced against the adverse impact on neighborhood cohesion, the risk of disputes between neighbors, the expense to the homeowner and City, the need for additional City resources to monitor each unit, the questionable safe environment afforded to the inhabitant of the unit, and the possible impact on property values caused by the construction and placement of the unit. CITY OF APPLE VALLEY ORDINANCE NO. 1013 AN ORDINANCE OF THE CITY OF APPLE VALLEY, MINNESOTA, AMENDING CHAPTER 155 OF THE CITY CODE ENTITLED "ZONING" BY ADDING SECTION 155.500 UNDER WHICH THE CITY "OPTS -OUT" OF THE REQUIREMENTS OF MINNESOTA STATUTES, SECTION 462.3593 (LAWS 2016, CHAPTER 111, SECTION 3) GOVERNING TEMPORARY FAMILY HEALTH CARE DWELLINGS The City Council of Apple Valley ordains: Section 1. Chapter 155 of the Apple Valley City Code is hereby amended by adding Section 155.500 to read as follows: § 155.500. OPT -OUT OF TEMPORARY FAMILY HEALTH CARE DWELLING ZONING LAWS. (A) Purpose. On May 12, 2016, Governor Mark Dayton signed into law the creation and zoning regulations of temporary family health care dwellings, as defined in and codified as Minn. Stat. § 462.3593 (Laws 2016, Chapter 111, Section 3). This new law provides that a municipality may, by ordinance, "opt out" of the application of the requirements of this new law. Pursuant to authority granted by Minnesota Statutes, Section 462.3593, subdivision 9, it is in the best interest of the City and its residents that the City of Apple Valley not be subject to the mandates of Minnesota Statutes, Section 462.3593 requiring temporary dwellings be allowed in residential districts. (B) Exercise of Opi-out. The City opts out of the application of the requirements of Laws 2016, Chapter 111, section 3, codified at Minn. Stat. §462.3593, and accordingly the provisions therein shall not apply within the City. Section 2. Effective date. This ordinance shall be effective immediately upon its passage and publication. PASSED this 28th day of July, 2016. ATTEST: Chapter 111 - Minnesota Session Laws Page 4 of 6 Sec. 3. 1462.35931 TEMPORARY FAMILY HEALTH CARE DWELLINGS. Subdivision 1. Definitions. (a) For purposes of this section, the following terms have t meaning_given. (b) 'Caregiver' means an individual 18 years of age or older who: (1) provides care for a mentally or physically impaired person; and (2) is a relative, legal guardian, or health care agent of the mentally or physically impaired person for whom the individual is caring. (c) "Instrumental activities of daily livinG" has the meanincr Given in section 25611.0659, subdivision 1, paragraph (i). (d) "Mentally or physically impaired person" means a person who is a resident of this state and who re uires assistance with two or more instrumental activities of daily livinQ as certified in writino by a hysician, a Thvsician assistant or an advanced -wactice reGistered nurse licensed to -actice in this state. (e) "Relative" means a spouse. parent. Qrandparent, child, grandchild, sibling, uncle. aunt r e hew. or niece of the mentally or physically impaired person. Relative includes half., step, and in-law relationships. (0 "Temporary family health care dwelling" means a mobile residential dwelling providing an environment facilitating a caregiver's provision of care for a mentally or physically impaired person that meets the requirements of subdivision 2. Subd. 2. Temporary family health care dwelling. A temporary family health care dwelling must: (1 be -wimarilv assembled at a location other than its site of installation: (2) be no more than 300 gross square feet; (3) not be attached to a permanent foundation: (4) be universally designed and meet state -recognized accessibility standards; Laprovide access to water and electric b connecting to the utilities that are serving the principal dwelling on the lot or by other comparable means; https://www.rev isor.mn.gov/laws/?id=111&year=2016&type=0 5/31/2016 Chapter 111 - Minnesota Session Laws Page 5 of 6 (6) have exterior materials that are compatible in composition, appearance, and durability to the exterior materials used in standard residential construction. (7) have a minimum insulation rating of R-15; (8) be able to be installed, removed, and transported by a one -ton pickup truck as defined in section 168.002, subdivision 21b, a truck as defined in section 168.002, subdivision 37, or a truck tractor as defined in section 168.002, subdivision 38; (9) be built to either Minnesota Rules, chapter 1360 or 1361, and contain an Industrialized Buildings Commission seal and data plate or to American National Standards Institute Code 119.2: and (10) be equipped With a backflow check valve. Subd. 3. Temporary dwelling permit; application. (a) Unless the municipality has designated temporary family health care dwellings as permitted uses, a ternagrary family health care dwelling is sub'ect to the rovisions in this section. A tem )ora family health care dwelling that meets the requirements of this section cannot be prohibited by a local ordinance that regulates accessory uses or recreational vehicle parking or storage. (b) The caregiver or relative must apply for a temporary dwelling permit from the municipality. The permit application must be signed by the primary caregiver, the owner of the ro ert on which the tem )orary farad health care dwellin will be located and the resident of the pro tn/ if the property owner does not residetijpQpgj.and include: (1) the name, address and tele hone number of the )ro.erty owner the resident ofthe property ildifferent from the owner, and the primary caregiver responsible for the care of the mentally or physically impaired person: and the name of the mentally or pijvsicalivnn )aired Jerson who will live in the tern )orary family health care dwellin • (2) proof of the provider network from which the mentally or physically impaired person may receive respite care, primary care, or remote patient monitoring sery ices; (3) a written certification that the mentally or physically impaired person requires assistance with two or more instrumental activities of daily living signed by a physician, a physician assistant, or an advanced practice registered nurse licensed to practice in this state: (4) an executed contract for septic service management or other proof of e uate se tic service manauement. (5) an affidavit that the applicant has provided notice to adjacent property owners and residents of the application for the temporary dwelling permit; and (6) a general site map to show the location of the temporary family health care dwelling and other structures on the lot. (411he temporary family health care dwellin must be located on )ro ert where the caregiver or relative resides. A temporary family health care dwelling must comply with all setback requirements that apply to the primary structure and with any maximum floor area ratio limitations that may apply to the primary structure. The temporary family health care dwelling must be located on the lot so that septic services and emergency vehicles can gain access to the temporary family health care dwelling in a safe and timely manner. (d) A temporary family health care dwelling is limited to one occupant who is a mentally or physically impaired person. The person must be identified in the application. Only one temporary family health care dwelling is allowed on a lot. https://www.revisor.mn.govilaws/?id=111&year=2016&type=0 5/31/2016 Chapter 111 - Minnesota Session Laws (e) Unless otherwise provided, a temporary family health care dwelling installed under this section must comply with all applicable state law. local ordinances, and charter provisions. Subd. 4. Initial permit term; renewal. The initial temporary dwelling permit is valid for six months. The applicant may renew the permit once for an additional six months. Subd. 5. Inspection. The municipality may require that the permit holder provide evidence of compliance with this section as long as the temporary family health care dwelling remains on the property. The municipality may inspect the temporary family health care dwelling at reasonable times convenient to the care Jiver to determine if the tenrorary family health care dwelling is occupied and meets the requirements of this section. Subd. 6. Revocation of permit. The munici ma revoke the tem orar dwelling permit if the permit holder violates any requirement of this section. If the municipality revokes a permit, the permit holder has 60 days from the date of revocation to remove the temporary family health care dwelling. Subd. 7. Fee. Unless otherwise provided by ordinance, the municipality may charge a fee of up to $100 for the initial permit and up to $50 for a renewal of the permit. Subd. 8. No public hearing required; application of section 15.99. (a) Due to the time -sensitive nature of issuing a temporary dwelling permit for a temporary family health care dwelling,the municipality does not have to hold a public hearing on the application. Lb) The procedures ooveminiz the time limit for decidin an al plication for the temporary dwelling permit under this section are governed by section 15.99, except as provided in this section. The municipality has 15 days to issue a permit requested under this section or to deny it, except that if the statutory or home rule charter city holds regular meetings only once per calendar month the statutory or home rule charter city has 30 days to issue a permit requested under this section or to deny it. If the municipality receives a written request that does not contain all required information, the applicable 15 -day or 30- dav limit starts over only if the municipality sends written notice within five business days of receipt of die re uest tel lino- the rer uester what information is rn issino. The munici ality cannot extend the m,riod of time to decide. Subd. 9. Opt -out. A municiity may by ordinance opt -out of the ecuirments f this section. Sec. 4. EFFECTIVE DATE. This act is effective Se tetLBL6.11-0“)Iies to temporary dwelling permitapplications made under this act on or after that date. Presented to the governor May 12, 2016 Signed by the governor May 12, 2016, 1:27 p.m. Page 6 of 6 https://www.revisor.mn.gov/laws/?id=111&year=2016&type=0 5/31/2016 Comparison of States' THS Laws z a) Z a) o .Q Ct. < 0 cn O C >, L., c„ a., C 05 _U • . to O....= C y = C a) _c _E _ _ U _ � -� � - � � � p O .§ C O E S ._ .O -o 0 A5 a).O >' co Cn C �' e- a) Q- L a) �' O c () U .L E C co L O N 0) C� CD 2 .N O U a) L) N C C C C .0 „° E co U C L•- O Cn c 0 CT = v C p CT ) Z3 L - C "O N '� to �' O (n N ` -- cD = >, 0 -� .O = L im , .= -8 0 E C1 a.� o cn . .c) cn O 0 co c to C N -p L O +�.' - N 3 a 0 .' N Cf) V • U C _ C cn V a) E • a) ., a .L U C!) CCf U 2) ca .Q LL CD 8 E § -� Q to U 'a • O N a) L E E v J L L U 2) CCf co .0 L a) 6 E > tQ X c U -0 ▪ CQ N E ▪ = v I L L C O as E O To a c) a) o ~ -~ ami 47-; tU C6 'O ! a) Ca Cn _ "Eci) E O .Q V; 2a) '> CV ..C'ICY E, L U)'Z3 .._ L O O Cai V rac Nt�=- OC 0 • c c' ° cn " co _ �-'-C N U O 0 co a) U.ccs> C)L W C2." a) U - "> -• -"= a) CD C Fn- '�,V O CUj p -ca) co ,'O .0 O O as O N .- co CV /It U a Cn c C .� O -C aCj -E C Z3 -> C O CD '' ' • L O> U .� co .>' -U) O CU = U) Q > L .� .� U a) 5 >, ,a) .NSf2 V '� p L U C 0- N '� Q co = -a .a O 0 = 0 Ca L -0 cn a) EL O O O Cr 0 a) .-- >, .1-5 4 O'O,� CD _C a)LI! Cr L CCs -> �, U N C6 "v) = V a),.,;- _a E '5 (CM. CD un c D -> co E c co c �>, = ) C 'U a) _: U co 4:1)Cli U I-- CU.U-o 0.O0 Occupancy limited to one individual 0 tai Occupancy limited to one individual a) C --E---0 — '� O 'a --E-- O-C c O C -.- ,„cO7) cin 2 1 "c.� CO L4;2 > N'�:- . O Cn O O U N E a Ca 0-0 = in �.c c O C �_ O C C CU O CCs e 0 0 O 20 wc-,a) :s..9 -cm> 0,6 l'El> ,--W- fL cith._cc" c...°) '`') 7— -0-c— -cjaS asO C O C S O O .0 N C C ((n (Si �. i_: -p C cv V v 't O a) O '- a) . a) C -0 C 2 -- 0) C �, _ C Q. Ci) E .0 a) C o - as a) C C M'in a)-v)-5)->,Cccs- gin c (1))0).� °)->. .E < as -U C(0 N -0 Ti.co .d: .0 C(Ci as Ca U Occupancy limited to one individual 2016-R-0299 N 0 M CV C) a November 21, 2016 Table 1 (continued) - -C - >, a) 2 o e l 2 0 o 4 0) r., a) as O. 0.. ..2 :5 = la = co = co 6 .= 0 = :0 0 g .2 - CT Cif) .....• a) LO ft. t;') a (i) a) a u) (13 0 "C, c... ) ' O .. as c 17; (s El' ° ts '— 5 a s o. • 0 E ., -lei -as(1) 4 E 5 (3) • o .> 0 = CU = co 20 c, c,,, ,... E 7 ra" cf ct, 2-- cis CD CD .,c CU a) 2 cn , (3) u) < E cl) -F.. (3) EU ci _L-. —C (3) a) co o) CD c „,z• „.. CD ... as a) co = 2 a) 73 co = -= cu cn co co -o Q o) cr) ) c Ei. a c -= c/eL 0- = = E26 8 v, . (., .... ,..7.-....- -ff g o cii ) 0) .4- 2 ci) E -.G. :L--' CU0 ca 6, . 6ED o '-• -0 = ) --a- V) = co g = a) ag ..>. o E a CG ., u) ta .= cr L.- 0 0 .0) C CD 0 -- ...." C CD 2 115 17)= .4-45 0 -= .00 1:15 as C .. a) ,....-.--• E a) ..c 03 • ct fa. CO ".-• tC=3 "aCrY 1Cc10 C 1°>-I >1 ' sa—,1),. 1 2 —CCD .<GC0CC,0Ci0-.....,.1 2016-R-0299 November 21, 2016 Table 1 (continued) cn 1 ..= o 2 'F'y a) o -o co -4-a- .= .5 Q .4- •=.. ..sz cu w a) ci. a.. c E 2 .§ CD Ct3 C TS 0 E cct oc -1:3 1._ 8 .2 cu (5) c cu co 43 RI V) 0 Ct. 't 0 • 8 E Sa 0) .2 c .....2 s) ..0c fit. co co cEcDET8-1-i. -8 o 0. saa) o cr eL o 0 CD 1-. cu a) RI 0 ..-+ 73 . . . - . wi o co a > • • • • , :-. .2 .2 ci) ea = CO M CO -_-. CT M 49- M 2 t 2 iii2 Only one allowed per lot or parcel • C c d) -o = E, u) > = > - .a) m o- 75 0 c..) crs _ -o .c.., z, - -a cn u) coo c maw.- c- >" cm L-4) - - en .... co .0 - .0 o) * _ c 0 L.- ",.7 ci9 TA 0 0 a, 0 cr c:) _• c _o 0 Ti. ...• 0 ..„, 0 0 a) E --t--- .o c, a) u9 c ▪ (I) m ' --c ca. ....', "'"e' < 0 = CO =00.ECCDU) 0 0 a) --9- iii co as ..= .4-, •c. - iv_ -,0 L•• as o a) E 0 mu) 0 -0 0 E et- = ci, cL. = E a) -$2Y3 i1; 0 CD .5 a) iii 13› 2 a) 7:9 eL o _o .43 .cick. • • • • • >-4 ›. c CO ea •- ..... M sin) 0. CO ED_ cn co cu c ▪ 0" 7 c0 U)= U) *2 --c-5 E o U)ck. 2 ca. • co "0 CO vi 6 • c) :.-., c) E er) 8 En (D• u) .2) „9 a (.90)6-E .0CI) co a, .= c ._ 0 co0)= eL rem osil2 E -e' cts CA 0 CD 7:3 M E -4,--3„ 0 (0 (0 0 -o cri •c o ' - a .c 14 .42 ...C.. I n c0 E ....., • • • • May not be on a permanenfoundation (I) C c co • cpmcnu)02,_ 0 a) -(12 t 43) C E eL a) 0 a) 0 0,) cn a) :a c cxs -c (7) .E a, _ 0 _ cu co" fts t) 0. -0 .5 "0 09.0 a) ms -E -5 hi ca. >, co 2 CI) 0.. 1-4 E a) (.)-- 2 � 0) * o 0 c _o c 2 13 .4.-D 2u0.5 0)i o0)(n= a) 2 2 E co .c0. Di5 (As Only one allowed per lot or parcel Only one allowed per lot or parcel 0 c o co 'E . To `..E5 a)0 c cE : -ic-D'r: 6 cDE 'wO0 0 0. a O. 2 0E -6° V, E 5 = --5; 25 o) -0 2 u) a F., wa) o_-0 a> .) (I,- c.) ,_, A., 0 2 2 CD = '" ..-4 cri ..9 ..= co cu -.Es 0)0 .= o 0 co ▪ - 0)c -o c0E .. --a.. o E 8 -0 lel a)ts t $2D 49 0° 3 g 15(73 _c 0-Ec5 ED_ -tia) 2 g a. cu 4... es 0 • ch = • 03 0 M -§- 0 (i) (i) 0 ..a tu" cb 1 4..: .c 76 '5 • T. .- c... ) _c a) u)C.) c 0 a) -ci) CO c "0 0 a) • CD 0 CO (0 § "0 0 -4:2 4---, -'- CI; _c 2 ...c,;,.... . co 12 E.D. (D TD- 0 -2 C13 (0 co 0 1.,..,) a) -.NC w = 1::, a) 0 cu a c ca. 1,5 c all -E E -a :4-:-_,- ..c.2 E c 0 E ea a3 6 1- ' cn CU = (.9 WA. 0 > 4.11 0 :...' CT C = ci) CD u) ÷.- = CtS b_ Esc) ....9 he v) .... 22 "E- 15, c)57.. 2 u)(-5 .2 2 -,, g. a) 73 76 0>''' a3C cp CD CD = E E fis :2 • -E---: 7 '1-'4) 2 u, ci) czs _ co - • 1:-. m, 1(3 a 2 cs .E cri "0 I: .). 2 (-.-6 ''-. .c21 0 -.. E ,9 -Its . . . -c, _ci .. .ci . ▪ - 0., CD "O=U)ECe>fs. CD a) cts a) co ' c .92 ca -ru . ,0• 1)- 4 -F, Na) u9 (1) c C cp • - C c "0 .co 0 '0 CD CD 'CrO ° ...= ----•-= 0 C E 1 = .4., vi• vi zas cb: F.1)ma) ..`?::, .a .ci. co 6) c„ a" u) .c .:...-..- co c.) co O'- .0 0 Lo .1,..- W = a I, -- cu 0 Q. = 17) •-t3 g s -= ,--, ).-, 0 0 a 6 ., , 0 -0 a-. (1) CO gm_ W -ra CU WS - 11 (CD) CD) .,:. 7-- -0`;' i .496 -a---cu -oct 'a e CO 0 .... :.€ E its.. c ▪ o a) -o co = :17.5. o a) a) 13 ca. CD 00) ::.; •-,-4-,7 ‘4_03 u) (1) CU) 0 E E .5 :"2 c E ...?:, = e E :.-c, E ,,,S iii .g c • = 0) eL g u9 ,a° oca .0 a) .... -.-:_- o .... = •c.-- o = 49 .5 '5 ,--4) "c' 0. • • • • May not be on a permanenfoundation Only one allowed per lot or parcel LC) 0, a) 0. November 21, 2016 Table 1 (continued) ›... 0) (3 CU a) -6_.° -s2c 0i- E E fit- '4"6 c o a) 2...., ,,, Q) = O- w a. "' > -.--. .4., = as E E 0).(1) 05W fi, To "--- s_- ..,.._ .... ..•••• 0 < E o) CO -J 0- co No public hearing required C El2 C CU 0 15 Ci) CD C CT = U) C a) CO CL a) >, (a (.) E :cs .al E o 1:3 • 4E. , . . ,> " Z :" I." ED_ is, (1„,„ a) cn • 46 = co wiz: cl) >Q) a) ...,- 2 co (-) .- Ta- o .%-- -*-- o a) 5 cn 2 • 4-. cn 0 --I CI. a) cu o_ ci) co o a) 0> 2 -= o cu cn cy) cp 0 sa E a) 115 CD .= 2 -cu 0 -5- a. cn 0. E 2 o co ° E2 (-6-'6 2 E 1(2 co 2 c t-5 5 17,5 0 -5 0 a) cn...G cn (/) 0 CD 0- cn c .c o o 0. 0) u) • („3 0_ • a) E 0 (i) 0 C.) .2) _. ti, 0. 0 u, >... • 0 CV u) CD cn -0 c) • ..-ca,,,, (0 0) cy, as c o. 2 ..crt (c--4) c = as 0.0 0C) CD as -8 -0 E > ;l co co 'c'i 5 o E c'a - a, =7 G c) 20.0 c-,) 0 • o) .0 C) 9) cu 8 c:L. >, = C13 6 = 2 co M "0 L- < 0.D .tu 0.2 0.0 -D a) co 0 (0 - cts 20) C° -a- y) o Enforcement 2016-R-0299 November 21, 2016 Table 1 (continued) 0, cy) a) a) Ws C 2 uitTS= E a) '15 .' cu a) E .... .... — .= 0 co (1) 0 = 43) _c c co tli 1:5 2,— CD 20) ox cLa) ocn od-0„0.2.1 st. La E a) m cn a) co 2 0 0 0-". iZai cal __cl" &-ms >, o E = 3 2 -di . .. . . ..c oat j 0 _ = ..... ctS 0 15 CO 2 a) (1) a) 7.6 ...._ 7 3 ( t ci) cn co -E v) > iii- 0 -.-- c cy co cu szt, .0 43 cp w> 0 00- .9,) i O. E 0 0 CO > E a) CX3 2016-R-0299 N 4.• 0 N. cn November 21, 2016 f f d f d 10 .. ...... ig .1111161 15 at2 4a4ca = Cl.) (I) cr= ... „sir". ..... 10) f Fiovikes fo r Changes for Convenience and Livability 3 ntrex ACCE SSOL UTONS What is the Homes for a Lifetime — Outreach Project? Access Solutions and MAAA (Metropolitan Area Agency on Aging) have partnered to provide information and outreach to consumers to provide resources and support to older adults to continue living independently by implementing simple, cost effective home modifications and/or features to lower the risk of falls and promote active living. The purpose is to provide ideas and resources on how to make their living space safe and livable as they live. What is Aging in Place? Aging in Place is the ability to live in one's own home and community— wherever that might be- for as long as safely, confidently and comfortably possible. Livability may be enhanced and extended through the incorporation of services and features, such as universal design. What is Universal Design? Universal Design is the design of all products and environments to be as usable as possible by as many people as possible regardless of age, ability or situation without the need for adaption or specialized design. It is the idea of making things comfortable and convenient for as many different people at as many stages of life as possible. 5 BASIC PRINCIPLES of a Universally Designed Home 1. Usable — Designs are uncomplicated, safe, well suited to their purpose, and can be easily used by people with differing abilities. 2. Adaptable — The home can be cost effectively and simply adapted to meet people's changing needs over time, or to suit different users. 3. Accessible — Everyone can easily access the home and move around freely within it. Particular attention will have been given to transition points such as pathways and doorways, and access to and from transport. 4. Inclusive — The design accommodates everyone regardless of age, size, or ability. Groups are not segregated by the design. 5. Lifetime Value — Homes and products are not expensive, but they are valuable and remain so over time. What's more, they save the user money, time and energy through effective design. They can be easily adapted for a relatively low cost. For more information: • Home Modifications Fact Sheet (www.aoa.gov/aoaroot/press_room/products_materialsifact/pdf/home_modification.pdf) • National Association of Home Builders (www.nahb.orgireference_list.aspx?sectionID=1217) • National Resource Center on Supportive Housing and Home Modification (www.homemods.org/) • Center for Energy and Environment (www.mncee.org/) • Minnesota Housing Finance Agency (www.mnhousing.goviwcs/Satellite?c=Page&cid=1358904985835&pagename=External%2FPage%2FEXTStandardLayout) • Lifetime Home Project (www.lifetimehome.us/) For more information contact: Access Solutionsi Ph 612.238.54291 AccessSolutions.org 1--f- o e s for 01 Leti,VIA,e: Changes for Convenience and Livability entrex 10 Simple Universal Design Tips OLUTPONS Universal Design Feature Description 1. Grab bars Add grab bars in bathroom in general at: 1. tub/shower 2. across from toilet 3. next toilet 2. Raised height toilet Replace existing toilet with comfort height toilet OR Add raised toilet seat to existing toilet 3. Lever handles Replace all or majority of door knobs with lever handles 4. Railings at stairs Add railings at exterior stairs Add railings at interior stairs 5. Lighting Add additional task and general lighting 6. Contrast at stairs Add permanent or semi-permanent contrast at stair treads 7. Neutralize thresholds at doorways Modify thresholds with transition strips or threshold ramps to be 1/2" or less 8. Easy access to kitchen storage Add pull out shelves, lazy susans, drawers etc., for ease of use 9. Adjustable height hand held shower head Replace existing shower head with showerhead with controls that are easy to access and operate 10. Easy access closet storage Add varied height shelving and rods at closets for ease of use For more information contact: Access Solutions 1 Ph 612.238.54291AccessSolutions.org Bloomington couple rework '90s house for multi generational living - StarTribune.com VARIETY Bloornington couple re-engineer '90s house for multigenerational living A Bloomington couple re-en'neeredthehousetheybuilt)nthe'9Os-creatingbetterspacesfor today and for muItigeneratonaI living. By Kim Paimer Stat Tribune MAV 14. 2016 When Joan and Reed Nelson built their house 22 years ago, it was a great fit for a young family with three active boys. The Nelsons installed a pool in their big backyard and a full kitchen on the walkout lower level where they hosted their sons' soccer -team parties. "It served us well. raising three kids," said Joan of their west Bloomington two-story. Over the years, the Nelson family changed. Joan's father died, and her widowed mother needed more day-to-day help. Their three sons were now young adults with independent lives. But the house didn't change with them. It lacked some of today's amenities that the couple craved, including a master suite and a more open layout on the main floor. "We wanted better entertaining space," said Joan. 'We host big gatherings, and the kitchen was cramped." They considered building a new house from scratch and looked at several lots. But nothing was as appealing as the Iocation they already had, with its p001, a big yard for their dog, and a nearby nature center with wooded views and lots of wildlife. 'Were close to freeways, the airport and [Reed's] work," Joan said. "If we moved, we'd be farther out." So they decided to reinvent their existing home. The couple began brainstorming ways to reconfigure the spaces they had. Their two-story family room and foyer wasted a lot of space. If they lowered the vaulted ceilings. they could create second -floor space for a master suite with a new bath and a big closet. If they reworked the Iayout on the first floor they could get a roomier, more workable kitchen and mudroom. Andiftheyrernode/edtheir|ovvep|eve/farni|yroornandW1chen,theycou|dcreateaninviting apartment for Joan's mother. To carry out the ambitious whole -house transformation, they turned to Amek Custom Builders of Bloomington. Many ofAmmek's recent pjects have involved converting traditional single- family houses into multigenerational homes, said owner Matt Schmidt. "For sure it's a trend," he said. "When the economy crashed, people started moving in together to avoid nursing homes.t, The economy has improved, but the trend continues, in part, he said, because the baby boomers are getting older. Bloomington couple rework '90s house for multi generational living - StarTribune.com While most multigenerational projects require adding space, the Nelsons just needed to make better use of the square footage they already had. "'They happened to have this great space partially set up," Schmidt said of the lower level with its existing kitchen. Reworking the upstairs was a bit more complicated. To create the new master suite. Amek built a new master bath in what used to be one of the boys' bedrooms. "It was challenging to get the plumbing into an area with no plumbing," Reed said. (The couple's former bedroom is now a workout room.) On the main floor, a small addition added 100 square feet. creating space for a bigger mudroom and a dog wash, complete with fioor dram, for Billy, their large go/dendood|e. "It's a small area, but it makes a big difference. Schmidt said. "Before, Biiiy used to have to come in on wood fioors, tracking in snow and mud," Joan said. New style Originally, the Nelsons wanted a modern look for their "new" and improved home. 'We started out wanting reaiiy contemporary, then we switched gears," said Joan, who did the interior design. "I'd call it rustic contemporary." Rustic touches include ceiling beams in the family room made of Douglas flr from their lake piace. Reed's home office, once separated from the family room by a wali, now opens into the room with barn -style vintage auditorium doors that they found at Architectural Antiques. "If he's doing work in there. we can stili feel together," Joan said. During the p'ect,iheNe|sonsreusedandrepurposedvvhatrnateha|stheycou|d.ASi|estone countertop from upstairs now tops a bank of cabinets in Joan's mothers apartment. They also moved their washer and dryer downstairs, to create her laundry room. Doors and flooring were reused as much as possibie; those that couidn't be repurposed were posted on CraigsUst or given away. The Nelsons had hoped to repiace the maple floors on their main level with acacia wood, the flooring they chose for their new master bedroom. "it's dog -proof," Joan said. But the budget wouldn't allow it, so instead they stained the existing maple dark ebony with a matte finish for an updated look. The basement apartment was remodeled firstthen the Nelsons moved downstairs while the Bloomington couple rework '90s house for multi generational living - StarTribune.com challenging," said Joan. At one point, she escaped construction by retreating to the lake while Reed stayed behind, sleeping on a bed encircled by plastic sheeting. But now that the project is complete, the reworked house was worth the wait. 'The kitchen is so nice and functional," said Joan. 'We entertain every week, sometimes twice a week." When guests gather around the center island, there's still plenty of room to maneuver. 'We had 75 people here for a party for Reed's dad's 80th birthday," she said. All in the family Having Joan's mom under their roof gives her mother financial freedom and also makes it easier for the Nelsons to help her with day-to-day tasks. "It's very comforting and convenient," said Joan. 'We don't have to hop in the car at 2 a.m. because her thermostat dropped and she's cold. We can go right downstairs and talk her through things." Jan helps them out, too, making it a win-win. "Now we have a built-in dog sitter," Reed noted. Jan is happy in her new apartment, where she has her own garage stall, her own patio and plenty of light for doing her artwork. "It's wonderful," she said. "I've got Joan and Reed here, and it's close to anything I want." "The boys come home, and they get to see Grandma," Joan said. The Nelsons' reworked home also accommodates their sons' comings and goings. One son, recently married, moved briefly back into his parents' home with his new bride for a few weeks, as a "steppingstone" to a home of their own. Youngest son, Quinn, 24, has been living at home for several months, while attending a computer programming boot camp. 'It definitely has its upsides," he said of living with his family. "No rent." On the downside, "I do sacrifice some my autonomy. But we have a great relationship, which makes things pretty easy," Multigenerational living is "not without its challenges," Joan said. "Mom has 24;7 access to us," which sometimes means interruptions to their routine when she needs tech support But the benefits are worth it, said Reed. "It's been a blessing in so many ways." kim.palmel@startribune.com 612-673-4784 StribKimPalmer 5/16/2016 d d t