HomeMy WebLinkAbout00-041 Crystal Care Concept
PURCHASE ORDER
CITY OF
PRIOR LAKE, MINNESOTA
(612) 447-4230
Fax: 447-4245
NO. 00 -{13~
IMPORTANT. This no. MUST appear on all
packages, packing slips, shipping papers,
invoices & correspondence.
The Center of the Lake Country
INVOICE
TO:
City of Prior Lake
16200 Eagle Creek Ave. S. E.
Prior Lake, Minnesota 55372
SHIP
TO:
(Same as "Invoice To" unless otherwise noted below)
PURCHASE FROM:
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DATE tJoV I 0-0 I DO
IMPORTANT
QUOTE THIS ORDER NUMBER ON INVOICE
TOTAL ORDER
if 1051.5D
ORDERED BY:
~.
APPROVED BY:
TO BE USED FOR:
Dept. Acct. #: 4 tLJ S- 0 t)
CITY MANAGER
CASH 0 CHARGED
REMARKS:
NOTE: The City is not subject to penalty for late
payment on bills.
White. Vendor
Yellow - Receiving
Pink. Accounting & Purchasing
City of Prior Lake
16200 Eagle Creek Ave SE
Prior Lake MN 55372-1787
November 10, 2000
PE100-04
Crystal Care
Invoice # 17829
Professional Services
Hours Amount
1.00 120.00
1.50 187.50
1.00 125.00
1.00 125.00
2.00 250.00
2.00 250.00
8.50 $1,057.50
8/18/00 RF Meet with staff & developer
8/31/00 RF Meet with staff and developer
9/6/00 RF Memo on TIF 2-4 and Crystal Care
917/00 RF Meet with staff + developer
10/12/00 RF Prepare/attend lunch w/ Frank + Mayor
10/27/00 RF Meet w/ staff + developer
Total Due This Month:
Status of Account:
Current
$1,057.50
30 Days
$0.00
60 Days
$0.00
90 Days
$0.00
120+ Days
$0.00
Total
$1,057.50
PLEASE KEEP WHITE COPY FOR YOUR FILE AND REMIT PINK COPY WITH PA YMENT TO:
.
EHLERS
& ASSOCIATES INC.
3060 Centre Pointe Drive
Roseville, MN 55113-1105
651.697.8500
A'"
.
,/
City of Prior Lake
Development Project Issues
Crystal Care
August 31, 2000
1. Review of proposed development
2. Amount and need for proposed City assistance
3. Options for providing assistance
4. Other issues
5. Next steps
LEADERS IN PUBLIC FINANCE
3060 Centre Pointe Drive, Roseville, MN 55113-1105
651.697.8500
-t_
00 ~O ~ (
------
BHLERS
& ASSOCIATES INC
l'
Equal Opportunity Employer
Charter Member of the National Association
of Independent Public Finance Advisors
fax 651.697.8555
www.ehlers-inc.com
Prior Lake City Council
May 1, 2000 Workshop Session
Discussion Item:
Assisted Livin! Proiect
Park Nicollet Clinic Property
Proposed by Crystal Care. LLC
C,
C1JJ.sta1
~are, LLC
;..
A Clear Vision in Senior Living
I. Introduction
Crystal Care, a Minneapolis-based senior living company, proposes to develop an
assisted living community adjacent to the Park Nicollet clinic in Prior Lake.
Preliminary plans consist of 40 assisted living units and 20 memory care units.
Services include 24-hour staffing, registered nurse supervision, three daily meals,
housekeeping and laundry service, planned activities and transportation service.
The north wing of the building (serving memory care residents) is one story,
stepping up to three stories at the main building. Common areas such as lobby,
kitchen and dining rooms are situated in the central portion of the building. A
covered entrance allows convenient drop off between the two Ring Road access
points. A service drive provides delivery to the rear (east) of the building. The
one-story north wing is compatible to the surrounding neighborhood and provides
relief against the balance of the structure. A variety of exterior building materials
such as brick and vinyl siding, combined with a hip asphalt roof, results in a
design that complements the Park Nicollet Clinic, the existing apartments, and
any future campus development.
II. Market
Senior housing demand is not satisfied by the existing inventory in Prior Lake.
An independent market study concludes there is an unmet demand for 103 - 142
units of senior housing with services (Senior Housing Assessment of the City of
Prior Lake, AdMark Resources, Inc., March, 2000).
Crystal Care perceives Prior Lake to be an excellent community for senior
housing. It is a developing suburb on the outer ring of the Metro Area without
congregate housing or assisted living options. It has a small town atmosphere that
older aduhs identify with and feel secure in.
III. Location
The location of the proposed senior community is strong:
A. Proximity to Park Nicollet Clinic
B. Proximity to Downtown Shopping and Services
C. Access to Ring Road and Hwy 13
D. Neighborhood Compatibility (Senior/Health Care Campus)
E. NeighborhoodS~ety
-1-
5200 Willson Road, Suite 150, Edina, MN 55424
Tel: 612.836.2790 Fax: 612.836.2794 E-mail: crystalcareIlc@aol.com
'.
IV. Acquisition ofthe TJ Towing Site
The Project includes the site currently owned and operated by TJ Towing.
Acquisition of this .9-acre parcel removes an incompatible use and enhances
project visibility from Franklin Trail. The site is most likely contaminated and
will require environmental remediation.
Does City wish to remove this use?
Would City pursue a "quick take" condemnation?
V. Zoning
The site is currently zoned C-l Commercial. The proposed use requires rezoning
to a high density residential zoning classification.
Alternatively, City Council may decide to adopt a resolution allowing senior
assisted living buildings as a conditional use under Commercial zoning
classifications. The assisted living conditional use fits under a commercial
classification due to the extent of services provided in such a facility.
VI. Ring Road
A. Timing of Extension to Project
B. Cost to Abutting Property Owners
C. Park Nicollet Clinic / Private Road
VII City Assistance: Tax Increment Financing
Crystal Care respectfully requests the City's assistance in offsetting certain costs
associated with developing this site. The Project will help create an attractive
campus at the north end of the Ring Road, provide needed housing options to
seniors, bring jobs into the community (25 positions) create more demand for
downtown merchants, and remove an obsolete use from a highly visible comer.
Crystal Care requests the City's financial assistance with respect to the following
items:
A. Land Acquisition ofTJ Towing
B. Demolition ofTJ Towing Structures
C. Environmental Remediation
D. Parking Garages for Project
E. Surface Parking and Sidewalks
F. Utility Connection and Development or Impact Fees
G. Extension of Ring Road
2
Project construction cost is estimated at $4.5 - $5 million. At stabilization, the
project should generate approximately $135,000 in annual taxes, based on the
following formula:
Building Cost:
x Tax Capacity
$4,500,000
2.4%
$ 108,000
x Tax Rate
Annual Taxes:
1.24286
$ 134,228
Depending on the costs of acquisition, demolition, and remediation relating to TJ
Towing, we estimate the costs financed through tax increment financing (TIF) as
itemized above, will range $500,000 - 700,000. Assuming eligible TIF costs
were $600,000, the City would recover its investment in less than 7 years
(including the two years of construction and lease-up to stabilization).
Crystal Care would prefer the City fund these costs and recover its investment
through the added tax revenue the Project will generate. Alternatively, there
could be a combination involving a traditional TIF program and
"Pay-As- You-Go" TIF. Under this approach, the City would fund those costs
associated with TJ Towing and Crystal Care would fund other eligible costs and
look to a reduction in tax liability until such costs are recovered.
Tax increment financing allows the Project to succeed at this particular site. We
believe the Project not only improves the site to its highest use, but also benefits
the neighborhood and furthers the City's objectives relative to downtown
redevelopment.
3
Prior Lake City Council
Concept Review of
Assisted Livina Community
Crystal Care at Park Nicollet Addn
March 19. 2001 Council Forum
C,
C1]dstal
t:.are, LLC
A Clear Vision in Senior Living
A. What is Assisted Living?
1. A special combination of housing, personalized supportive services
and health care designed for seniors that need assistance with
activities of daily living (e.g. toileting, bathing, medication
administration, housekeeping, laundry) but do not require an acute
care environment such as a nursing home;
2. In addition to individual dvv'elling units, common spaces and shared
amenities, residents receive three nutritious meals per day as well
as social, recreational, fitness and spiritual programs;
3. The Community is secured and staffed 24-hours per day. The
housing director oversees a staff divided into three separate shifts.
B. Overview of the Prior Lake Assisted Living Community
1. Amenities and Common Areas include:
a) Memory Care
. Lobby
. Dining Room
. Media Room
. Activity Kitchen
. Activity "Playhouse"
. Living Room
. Porch
. Memory Care Courtyard
b) Assisted Living
. Lobby w/ Fireplace
. Dining Room
. Cafe
. Solarium
. Resident Laundry (each floor)
. Media Center
. Beauty/Barber Salon
. Card/ TV Room
. Staff Dining/Locker Room
. Activity Room / Chapel
5200 Willson Road, Suite 150, Edina, MN 55424
Tel: 612.836.2790 Fax: 612.836.2794 E-mail: crystalcarellc@aol.com
2. Unit Mix:
1. Assisted Living (3 levels) 40 Units:
. 23 Studios (kitchen & bath wI shower)
. 15 One-BRs (kitchen & bath wI shower)
. 2 Two-BR (kitchen & 2 baths wI shower)
2. Memory Care (1 level) 20 Units:
. 17 Studios (wI bath)
. 3 Luxury Studios (wI bath)
C. Status of the Crystal Care Project
1. The Original Crystal Care Project:
a. When Crystal Care appeared before Council on May 1, 2000, we:
. Proposed assisted living that included acquisition of the T J
Towing property;
. Requested tax increment financing assistance of $500,000
to $700,000 to help offset eligible costs;
b. On October 26th, 2000 the City informed Crystal Care T J Towing
'NOuld not be condemned and TIF assistance 'NOuld not be available
2. The Current Crystal Care Project:
a. Crystal Care and Park Nicollet have structured a new agreement
that locates the Property at the southeast corner of the Park Nicollet
Addition and contemplates the extension of the Ring Road;
b. Together wI Park Nicollet, we are applying for Preliminary Plat;
c. Crystal Care is applying for Conditional Use Permit;
d. Crystal Care has applied for HUD Financing;
e. Crystal Care requests City assistance to help offset fees, including
acreage fees and hook-up fees
. Amount of Assistance Requested:
. Estimated Development Cost:
$ 200,000
$6,000,000
D. Planning and Design Considerations
. Bob Davis, of Design 1;
. Enclosures: Site Plan, Floor Plan & Elevations
CRYSTAL CARE PROJECT
TUESDAY, FEBRUARY 27,2001
SIGN IN SHEET
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?SL-f~7-r6 C/o
7710 Computer Avenue, Suite101
Minneapolis, Minnesota 55435
(612) 831.3341
Fax (612) 831.4552
Mr. Michael Lewis
Crystal Care, LLC
5200 Willson Road
Suite 150
Edina, Minnesota 55424
July 26, 2000
RE: Proposed Crystal Care Housing Development
Southeast of Highway 13 and Toronto Avenue
Prior Lake, Minnesota
Dear Mr. Lewis:
Enclosed are two copies of the draft Phase I Environmental Site Assessment report for
the Prior Lake site. The following is a summary of the environmental issues related to
both the subject property and the TJ's Tire and Towing site:
Subject Property
. Three areas of surficial debris were identified on the subject property. Debris Areas 1
and 2 were located on the northern portion of the property, immediately south ofTJ's
Towing property. Debris Area 3 was located on the central portion of the property.
No evidence of significant amounts of buried debris (e.g. hummock ground surface or
material partially buried or protruding from the ground) were noted on the debris
areas.
. Materials located in Debris Areas 1 and 2 (i.e. a drum of unknown contents, parts
washer, oil stained carpet and oil soaked sorbant material in Area 1 and the roofing
material and a car battery in Area 2) appear to contain or have previously contained
petroleum products and potential hazardous substances such as solvents. Although
no evidence of a specific release was observed in these areas (with the possible
exception of the oil soaked sorbant material observed on the ground surface in Area
1), this potential for a release represents a recognized environmental condition.
/ Limited Phase II investigation in the Debris Areas 1 and 2 appears warranted to
confirm that no significant releases of petroleum products or hazardous substances
have occurred in these areas.
. Small amounts of discarded debris was observed at several other locations on the
property and included items such as tires, rusted metal, and an empty rusty drum.
Due the presence of dense vegetation which obscured direct observations of the
ground surface at all locations, there is a potential that other debris than observed
during the site reconnaissance and noted in this report could be present on the subject
property .
Peer Env ronmental & Eng neer ng Resources,
I n c.
Michael Lewis
Crystal Care, LLC
Page 2
July 26, 2000
. All identified debris should be properly characterized and removed from the property
prior to its development. Because the various materials may contain residual product
or may be contaminated with petroleum products or other hazardous substances,
some of these materials will require special handling and disposal procedures.
. Based on review of the MPCA files regarding the TJ's Tire and Towing and the EZ
Stop service station petroleum releases, it appears there is a low potential that shallow
groundwater at the subject property has been contaminated by these sources.
However, should the future development require construction dewatering or
permanent dewatering, sampling and testing of the groundwater would be prudent.
TJ's Tire and Towing Site
. Two gasoline underground storage tanks (USTs) were removed from the site in 1992.
The USTs were located adjacent to the existing building. Releases were reported
from both of the USTs and were investigated in 1993. The MPCA has issued file
closure for the releases in 1993 and did not require any cleanup. Groundwater occurs
a depth of about 7 feet. Ground water testing was conducted and no ground water
contamination was identified, however the testing completed was very limited in
scope and there is a potential that ground water contamination exists. In addition,
groundwater on this site may have been impacted by the adjacent EZ Stop service
station site. Petroleum contaminated soil is present in both of the former tank basins.
Should site development require excavation and dewatering, additional investigation
may be warranted and some soil cleanup may be required as part of the development.
. A waste oil UST is apparently present at the site. The UST will require removal and
environmental monitoring prior to development of the property. If a release is
identified from the waste oil UST, it will need to be investigated and cleaned up as
required by the MPCA and as needed to facilitate the site development.
. The site has had a history of auto repair operations which likely involved use and
handling of petroleum products and hazardous substances. The majority of the site is
unpaved and has apparently been used for storage and repair operations. There is a
potential that surficial contamination may exist on the exterior areas of the site. Prior
to acquisition of this site, investigation of the surficial soils at the property will likely
be required. Should surficial soil contamination be identified, it may need to be
cleaned up as part of site development.
,.
Michael Lewis
Crystal Care, LLC
Page 3
July 26, 2000
Closing Remarks
After you reviewed the enclosed report, we should meet to discuss the findings. If you
have any questions in the interim, please feel free to call us at (952) 831-3341.
S7~7n-:
KristiaalCh, P.G.
Environmental Geologist
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