Plum Residents are Split About Possible Senior Housing Boost

Plum residents and taxpayers are at odds concerning proposed legalisation that could boost the opportunity for more senior citizen housing in the borough.

Council held a special hearing Monday night to discuss an amendment to a borough ordinance that would permit senior housing in both R-1 Residential and R-2 Residential zoning districts through conditional use.

While some residents are in favor of the proposed change, others are against it.

Stan Caraher, former chairman of the zoning hearing board, said he applauds the borough’s proposal.

“I believe seniors need a place in this community,” he said.

According to the 2010 Census, the senior population has grown 50 percent since the previous census, Assistant Borough Manager Greg Bachy said.

While the senior population increases, only 0.9 percent of the borough is available for senior housing development through the current ordinance, Bachy said. With the amendment, the allowable space for senior housing development would increase to 16 percent.

While Plum has “high-end” retirement communities, there are few places available for low- and mid-income senior citizens, so those who fall into the category are moving out of town Bachy said.

Jim Rumbaugh, a housing developer with The Meritage Group, said he believes giving senior citizens a chance to stay in Plum would be beneficial.

“Seniors love to live in the area where they grew up,” he said.

Borough officials and developers argue opening senior housing development to other zoning districts would attract developers. By retaining or adding seniors to the community, the borough would be able to at maintain or increase taxes collected from the senior population.

Seniors do not drain as many resources from the borough like younger citizens, Caraher said.

“The only thing they may need more of is EMS services,” he said. “Maybe we can get more economic development as a result of this.”

The borough would be unable to collect taxes from these properties, however, if the structures become classified as non-profit entities, said resident Dan Traficanti.

“We’re going to have a bunch of properties that we can’t collect taxes off of,” he said. “We’re going to provide all the services without the revenues.”

If the amendment passes, there will be a $500 per day non-compliance if an elderly housing complex rents to someone who is not a senior, Bachy said.

But Traficanti said he wasn't convinced.

“You’re never going to prove that,” Traficanti said.

Leroy Street resident Audrey Olczak, who reviews property appraisals, said senior housing developments in R-1 and R-2 districts will reduce the market value of surrounding single-family homes.

Other residents also expressed concerned about the potential eye-sore senior housing would create.

Rumbaugh said that shouldn't be an issue.

“Housing is housing, and when you do it correctly, it can fit harmoniously into any neighborhood,” he said.