Clifton City Council tables LSM's request on senior housing project

During its regular meeting on Tuesday, May 14, the Clifton City Council tabled action on the Clifton Lutheran Sunset Ministries’ plan to develop an independent senior housing project within the city limits.

Specifically, LSM CEO Rodney Rueter asked the council members to approve a new community unit plan to develop 21 acres of the ministry’s land at the end of South Avenue Q.

An updated plan had been reviewed and approved by the Clifton Planning & Zoning Commission’s Board of Directors in March 2024.

“We had extensive discussion on the issue,” Clifton P&Z Commission board member Phillip Eby said. “After reviewing all of the documentation, especially the hydrology analysis they did, which shows that it’ll actually reduce the rate of runoff for that area, the Planning and Zoning Committee made the recommendation that we approve the community unit plan as presented.”

But the city council members present paused action until the city engineer could review the documentation on the proposed storm water drainage system on the LSM property.

During the public hearing, several community members –including those residing near the proposed development– discussed the pros and cons of the LSM’s updated housing development plan.

Rueter returned to the council after being denied a request to rezone the same property under the city’s more broadly defined zoning ordinances in November 2022.

Since then, the city council approved a new community unit plan designation that curtails the scope of large residential property developments within the city limits.

During the public hearing, Rueter addressed concerns about the possible future impacts of the site – such as the sale of the property, construction noise and traffic, storm water runoff, and the LSM’s non-profit business.

In his presentation, Rueter said that should the council approve the LSM’s community unit plan for the property, that specific plan would remain legally attached to the property unless a new property owner went through the same public process as LSM to change it.

Rueter said that noise and wear to roadways are unfortunate parts of the construction process; however, he stated the LSM’s updated plan relocated four model show homes to its property near the Wren’s Nest facility.

“We appreciate you listening to us and working with us,” Clifton resident Jim Cosper said, who earlier expressed concern over the original location of show homes during the meeting.

Rueter clarified that the duplexes and single-family houses on the LSM’s property will be leased, not sold, to seniors.

The streets and landscaping on the proposed development will be maintained by LSM because it would legally be a private community, it was noted.

Rueter said that LSM’s campus footprint accounts for some –but not all– of the storm water runoff in Clifton.

During the public hearing, LSM’s hydrology engineers indicated that the updated plan calls for two to four retention ponds to slow the rate the water flows from the proposed development on Clifton’s southwest side.

The LSM engineers calculated an eight-percent reduction in the rate at which storm water might flow under a 100-year flood under the new plan.

The LSM project manager noted that LSM is required to only meet state code in bringing the water flow to existing conditions. He further stated that one other client spent extra time and funds to redraw their plans to improve water flow off their property at the benefit of their neighbors.

Reuter also shared an economic impact study of the Sunset Home’s business, as prepared by the Perryman Group.

The study covered the number of jobs and retail sales revenue in the area generated by the LSM’s existence serving its residents.

Addressing the non-profit’s property tax exemption, Rueter noted that the LSM regularly pays is monthly water and sewer bills to the City of Clifton.

A few residents expressed that the proposed development would change the character of their neighborhood too much, while others expressed frustration with the lack of storm water drainage in their own neighborhood.

During the public hearing, City Administrator David McDowell read two letters from local residents to the mayor voicing support to the proposed project: one from Rick and Sally Douglas and another from Dr. Richard Spitzer.

“This project directly affects my family more so than most, and we are in favor of it,” Dr. Spitzer’s letter read. “The Sunset Home’s vision has been spot on through the years, and this vision will help ensure their viability in future.

'The Sunset Home is one of our largest employers. As a community, let’s support their vision for the future.”

Alderman Dale LaRue made a motion to approve the proposal, but it failed due to a lack of a second.

LaRue then motioned to table the proposal, which received a second by Alderman Roby Urbanovsky, and was approved with Alderman Leslie Perry’s vote.

Aldermen Kat Kennedy and Cybil Humphreys were not present for the meeting.

City Administrator Mc-Dowell said that the public can review LSM’s proposed community unit plan at Clifton City Hall during normal hours of operation Monday-Friday.