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<br /> <br /> <br /> <br />Hillside Heights Apartments, Elk River, Minnesota <br /> <br />Market Analyst Professionals, LLC 75 April 24, 2020 <br />Section 11: Special Needs Analysis <br />The subject will offer four special needs units targeted at homeless persons, which will operate <br />with a project subsidy eliminating the issue of affordability for these units. The service provider for the <br />special needs units will be Rise. <br />Sherburne County, Minnesota since the late 1800's. They have extensive experience <br />Market Area Delineation and Demand for Units <br /> <br />Service providers for special needs groups generally serve large geographic areas based on city, <br />county boundaries or larger geographic areas. As such, the market area for the special needs units is <br />larger in comparison to the other units offered at the proposal. In this case Continuum of Care has <br />identified Sherburne County as falling within the Central Area. <br /> <br />Population and Income Distribution <br />Because of the nature of special needs persons, detailed statistics for this population are difficult to <br />obtain. MAP has reviewed studies focused on Homelessness in Minnesota and Sherburne County in <br />particular from both Wilder Research and The U.S. Department of Housing and Urban Development <br />Continuum of Care Program. Specific references to incomes are not made in either report. Based on a <br />review of recent reports as well as anecdotal evidence presented to MAP in conducting interviews with <br />special needs service providers throughout the Minneapolis metro area generally, special needs <br />populations exhibit very low incomes and are more highly concentrated among the middle age cohorts <br />(i.e., aged 26 to 40) in comparison to the general population and are employed in low paying positions <br />(approximately $20,000 per year income or less) and/or reliant on economic and familial assistance. The <br />Continuum of Care 2012 Heading Home Hennepin report indicates targeting housing at very low income <br />households, considered to be 30 percent AMI or less (approximately $21,720 for a one-person household <br />in 2020), consistent with anecdotal evidence presented to MAP in interviews with various special needs <br />services providers historically. <br /> <br />Comparable Special Needs Housing <br />Special needs persons often have difficulty in finding affordable housing. Because of numerous