Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Senior Housing topic
No spam. Unsubscribe anytime.
Commission authorizes intent to issue IRBs, approves sales-tax exemption for Cedarhurst senior living project
Summary
The Manhattan City Commission voted 4–0–1 to approve a resolution declaring the city—s intent to issue industrial revenue bonds and allow a sales-tax exemption for Cedarhurst of Manhattan, a market-rate senior living development expected to cost about $31–32 million.
The Manhattan City Commission on Feb. 18 approved a resolution declaring the city—s intent to issue industrial revenue bonds (IRBs) and to authorize a sales-tax exemption for Cedarhurst Of Manhattan Real Estate LLC, clearing the first procedural step for a market-rate senior living development.
The resolution, recorded as Resolution No. 021825-b, passed 4–0–1 with Commissioner Mitten abstaining. The motion to approve the resolution was moved and seconded during the meeting; the roll call showed Commissioners O—Pelt, Mota and Adamczyk and Mayor McCullough voting yes, Mitten abstaining.
City staff said Cedarhurst is a roughly $31 million–$32 million project that will include an 89-unit assisted-living and memory-care building, 22 independent-living cottages and supporting site work. Deputy City Manager Jason Hilgers said the developer is seeking a sales-tax exemption through the IRB process specifically for construction materials; the company is not pursuing a property-tax abatement. Jason Hilgers, deputy city manager, noted the exemption resolution is an initial step and additional hearings and cost certifications are required before IRBs would be issued.
Developer Nick Dwyer, with Dover Development, told commissioners the company is privately held and not a nonprofit. He said rising construction costs, difficult site topography and necessary public improvements drove the request for tax relief: "we have to run a couple thousand feet of sewer across some very rocky challenging terrain," he said, describing the water-main and sewer extensions and turn-lane work the site requires.
City staff listed project details in their presentation: Phase 1 is an approximately 78,000-square-foot, two-story assisted-living and memory-care community with 89 units; the overall project includes 22 independent living cottages and could create more than 50 permanent jobs, payroll exceeding $2 million and roughly 80 temporary construction positions. The site was described as the tract near Kimball and Berkshire, south of Grandmere and north of the Anderson/Scenic roundabout; significant site infrastructure work will be required, including water and sanitary extensions and turn lanes.
Commissioners debated placement of the item on the consent agenda and whether a project of this size warranted fuller public discussion. Commissioner Mitten said she was initially uncomfortable approving a market-rate project via consent but later expressed support after the presentation; other commissioners urged staff to bring similarly large projects to the regular agenda in the future for more review.
The resolution authorizes the city to take the preliminary steps to issue IRBs and permit a sales-tax exemption on construction materials; it does not grant the IRBs or finalize cost certification. The developer confirmed the project will be market-rate and that Cedarhurst would pay property taxes once in operation.
The commission approved the resolution with Mitten—s abstention recorded; staff and the developer said further public hearings and documentation will follow before any bonds are issued or tax-exempt purchases are finalized.
The commission also requested that similar large-scale development proposals be placed on the general agenda in future to allow more public discussion.
The city clerk recorded the motion as approved 4–0–1.
