|
Title:
|
GRANTING A CONDITIONAL USE PERMIT EXTENSION TO ALLOW FOR CONSTRUCTION OF A 55 UNIT 4-STORY SENIOR FACILITY IN A PBD (PLANNED BUSINESS DISTRICT) ZONING DISTRICT AT 12016 ULYSSES STREET NE. CREST VIEW SENIOR COMMUNITY OF BLAINE, LLC. (CASE FILE NO. 07-09/LSJ)
|
ITEM: 11.7 DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A CONDITIONAL USE PERMIT EXTENSION TO ALLOW FOR CONSTRUCTION OF A 55 UNIT 4-STORY SENIOR FACILITY IN A PBD (PLANNED BUSINESS DISTRICT) ZONING DISTRICT AT 12016 ULYSSES STREET NE. CREST VIEW SENIOR COMMUNITY OF BLAINE, LLC. (CASE FILE NO. 07-09/LSJ)
Schedule of Actions
Planning Commission (Public Hearing)
12/11/07
City Council (Conditional Use Permit/Comp Plan Amendment)
01/03/08
City Council (Conditional Use Permit Extension)
04/16/09
City Council (Conditional Use Permit Extension)
11/18/10
City Council (Conditional Use Permit Extension)
11/17/11
City Council (Conditional Use Permit Extension)
07/11/13
Background
Crest View Senior Communities received zoning approval and a CUP in early 2008 to construct their senior housing project. They also requested and received extensions of the CUP in 2009, 2010 and 2011 but as of yet have not been able to start construction of the project due to financing constraints. Crestview is requesting another one-year extension of their CUP approval. They currently plan to begin the project in the spring of 2014 and have financing options that would allow them to do that. They closed on their land purchase in 2008.
Crest View Senior Communities is a faith based not-for-profit organization that has been serving older adults in Anoka County since 1952. They are currently proposing small changes to the project with a slightly reduced and re-balanced unit mix of 69 senior housing apartments, 51 units of assisted living, 24 units of memory care assisted living and 11 enhanced assisted living units. The building has a total unit count of 155 units.
Crest View Senior Communities has a plan to provide 20% of the total units for people who meet the 50% of median income guideline. This effort is supported by the City and EDA commitment of TIF (Tax Increment Financing) which was originally pledged in 2008 and is being renewed as part of the project approval.
Recommendation
By motion, approve the Resolution.
Attachments
Location Map
Site Plan
Floor Plan (4)
Building Rendering (3)
Narrative
Body
WHEREAS, an application has been filed by Crest View Senior Community at Blaine, LLC as conditional use permit amendment Case File No. 07-98; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on December 11, 2008; and
WHEREAS, the Blaine Planning Commission recommends said conditional use permit be approved; and
WHEREAS, the Blaine City Council has reviewed said case on January 3, 2008, April 16, 2009, November 18, 2010, November 17, 2011 and July 11, 2013; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a conditional use permit amendment, allowing a one year extension, is hereby approved per Section 31.33 of the zoning ordinance to for construction of a 155 unit 4-story senior facility consisting of 24 memory care units, 51 assisted living units, 69 independent living units, 11 enhanced care suites in a PBD (Planned Business District) zoning district based on the following conditions:
1. Site and building to be constructed as shown for this approval. The developer must install all site improvements in accordance with City Performance Standards and zoning code Section 27.09, including the financial guarantee and site improvement agreement.
2. Fire department access roads required to within 150 feet of all exterior points of the building. Access roads must be a minimum width of 20 feet, have a minimum outside turning radius of 49 feet with a 52 foot overhang radius and must be bituminous or an engineered paver block system able to support 35-ton emergency vehicles. An acceptable standard for solely fire department access is a sand base, 4-inches of Class-V and 2-inches of bituminous. Other areas must be designed with a minimum of a sand base, 4-inches of Class-V and 3 inches of bituminous.
3. In order to be consistent with other developments and to ensure there is enough parking provided on site for residents, staff and visitors, staff will review the final site plan and independant unit count so that the ratio of parking stalls is sufficient.
4. The building and landscaping for the site must meet the Highway 65 Overlay District requirements.
5. The following landscaping is required on site:
Overstory Trees
43
Conifer Trees
43
Ornamental Trees
43
6. The plan does not meet the requirements above and it also does not meet the oversizing requirements of the Highway 65 Overlay District. At least 25% of the trees on site must be oversized. Overstory trees must be oversized to 3 inch caliper and conifer trees must be oversized to 8 feet in height. Oversizing is not recommended for the ornamental trees. Shrubbery is also required on site.
7. Underground irrigation is required for the entire site.
8. A fence detail must be submitted for the fence adjacent to the memory care courtyard.
9. Developer must provide the City with details on how trash and recycling will be accommodated.
10. Signage will be issued under a separate permit.
11. All lighting on site must meet the requirements of the Zoning Ordinance. All lighting must be downlit and shielded to prevent glare and pole mounted lighting is limited to 20-feet in height.
12. Site plan approval is required prior to any work being performed on site.
13. Noise Reduction Standards must be incorporated into the building given building's close proximity to Ulysses Street.
14. Watershed District review of proposed improvements is required prior to start of site work.
15. Applicant will need to verify proposed construction encroaching onto existing easement areas will be allowed.
16. Payment of SAC (Sewer Access Charge) will be due based on Metro Waste SAC determination. WAC (Water Access Charge) will be due and calculated based on the useable acres of the site.
17. Park Dedication will be due with the building permit based on the number of independent units and the park rate in effect at the time of permit.
PASSED by the City Council of the City of Blaine this 11th day of July 2013.