By Peter Madrid for Arizona Builder’s Exchange
The City of Glendale is awaiting the second submittal for its design review process with architecture firm Landmark Design for MorningStar of Glendale, a proposed Class A, independent and assisted living and memory care community at 6735 W. Golden Lane.
Scottsdale developer N-Shea Group LLC has applied to the City of Glendale for a conditional use permit to build MorningStar, a 144-unit community consisting of a two-story assisted living and memory care building. Some units will offer shared occupancy for a total of 117 licensed assisted living and memory care beds. MorningStar will also have 38 independent living casitas spread over eight separate single-story buildings.
The site is located on 7.93 acres and a Conditional Use Permit for an Assisted Care Facility has been requested. The property is located in the Multiple Residence Senior Citizen Overlay zoning district, where proposed use requires a conditional use permit according to the Zoning Ordinance.
The project will be developed in one phase. Upon Conditional Use Permit approval from the Planning Commission and after the issuance of building permits, MorningStar of Glendale will break ground later this summer and open in the fall/winter of 2017.
“MorningStar of Glendale will create more than 70 new full-time and part-time direct permanent jobs resulting in an annual payroll exceeding $2M,” according to the project narrative. “In addition to long-term direct job creation and the resulting economic impacts, the construction of the project is expected to generate more than 100 direct construction jobs with total construction wages exceeding $5M. Near-term taxes and fees resulting from the development and construction process are expected to exceed $1.4M”.
The campus will consist of one- and two‐story structures totaling approximately 160KSF. The 106-unit main building comprises 71 assisted living rental units and 35 memory-care rental units designed specifically for residents requiring special care for Alzheimer’s and other memory impairments.
In addition to a common dining area, the project offers residents a variety of common living spaces that complement individual bedroom suites. These living spaces include a parlor, library, bistro, theater and other activity areas.
The independent living casitas will feature full kitchens with private garages in a community setting with access to a clubhouse and outdoor pool. The clubhouse will have a full kitchen and entertaining space as well as a workout area and locker rooms.
Four of the single-level buildings will align with the western boundary of the site and the eastern boundary of the residential homes. The main building, buffered by parking, abuts West Golden Lane to the north. The southern portion of the site will be adjacent to an existing single family residence and agricultural property.
MorningStar of Glendale will act as an effective transition project between higher-impact retail, commercial and high-density residential areas.
N-Shea Group LLC is a privately-held real estate investment, development and management company based in Scottsdale. It specializes in development, management and acquisition/disposition of commercial, multi-family and senior housing facilities. N-Shea Group has developed more than $1B in asset value and managed more than 16,000 units of senior and multi-family housing.