ITEM: 11.1 Development Business - Bryan K. Schafer, Community Development Director
Title
RESOLUTION GRANTING A CONDITIONAL USE PERMIT EXTENSION TO ALLOW FOR CONSTRUCTION OF A 4-STORY SENIOR FACILITY CONSISTING OF 24 MEMORY CARE UNITS, 50 ASSISTED LIVING UNITS, 61 INDEPENDENT LIVING UNITS, 12 CARE SUITES AND A TOWN CENTER IN A PBD (PLANNED BUSINESS DISTRICT) ZONING DISTRICT AT 118TH AVENUE/ULYSSES STREET NE. CREST VIEW SENIOR COMMUNITY AT BLAINE, LLC. (CASE FILE NO. 07-98/LSJ)
Schedule of Actions
Planning Commission (Public Hearing): 12/11/07
City Council (Conditional Use Permit/Comp Plan Amend): 01/03/08
City Council (Conditional Use Permit Amendment): 04/16/09
City Council (Conditional Use Permit Amendment): 11/18/10
City Council (Conditional Use Permit Amendment): 11/17/11
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 and 2010 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 2012 and are exploring multiple 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 61 independent units, 50 units of assisted living, 24 units of memory care assisted living and 12 care suites (extensive assisted living). The building , with a total unit count of 147 units, will also contain a commons area that will include features such as dining, multipurpose areas, fitness/wellness areas, home care services and other amenities.
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 pledged in 2008 as part of the project approval. The basic elements of the TIF plan include:
· TIF would be structured as a "pay-as-you-go" note
· TIF would be a 25-year Housing TIF
· 90% project benefit/10% EDA Administrative
· Benefit to 20% of the units for low/moderate income residents
· Annualized TIF benefit estimated at up to $208,000 (based on the previous 2008 calculations) when fully taxed (2014)
While the extension of the CUP does not specifically extend or modify the City's previous TIF commitment it does indicate a continued level of City support for the project. The TIF Development Agreement will need to be updated and presented for both EDA and City Council approval once final project details and construction schedule are known.
Recommendation
By motion, approve the Resolution.
Attachments
Site Plan
Building Rendering
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 and November 17, 2011; 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 4-story senior facility consisting of 24 memory care units, 50 assisted living units, 61 independent living units, 12 care suites and a Town Center 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.
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. 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. Consistent with previous subdivision approval (Waiver of Platting) a credit will be given for the amount previously paid at the industrial rate ($48,659).
PASSED by the City Council of the City of Blaine this 17th day of November 2011.