5.2. PCSR 07-12-2011REQUEST FOR ACTION
TO ITEM NUMBER
Plannin Commission 5.2
AGENDA SECTION MEETING DATE PREPARED BY
Planning Jul 12, 2011 Jeremy Barnhart, Plantung Manager
ITEM DESCRIPTION REVIEWED By
Request by Guardian Angels for a Conditional Use Permit to
amend Planned Unit Development Agreement of Guardian REVIEWED BY
Angels West, 13439 185' Ave NW, Public Hearing -Case
No. CU I I -0
ACTION REQUESTED
Staff recommends approval of the Conditional Use Permit request, as illustrated on drawings dated June
13, 2011, with the following conditions:
1. As a Conditional Use.Permit is not a Building Permit, the applicant shall obtain all required
permits, including approvals from the Fire Chief, City Engineer and Building Official.
2. The standards for issuance of the Conditional Use Permit shall continue to be maintained
3. The 1998 ;Landscaping plan must be verified and plantings replaced as necessary.
Applicant Guardian Angels
Location/ Address 13439 185th Avenue NW
60 :Day Rule The City must take action by August 13, 2011
OVERVIEW
The applicant is requesting permission to construct the second phase of Guardian Angels by the Lake, tka
Orono Shores. 'This phase is proposed to include 30 assisted living/memory care units on a two story
addition to the main building constructed in 1998.
While the number of units represents an increase over the original approval, the use and footprint of the
building is consistent with previously approved master plan. The proposed 24,690 square foot addition is
to be located in the green space to the east of the main building.
Parking and access will be provided by the current parking and drive system. Parking spaces are north
and south of the proposed addition. Access to the development will remain from a drive off of 185'
Avenue.
BACKGROUND/PRECEDENT
Guardian Angels of Elk River received a Conditional Use' Permit in February, 1998. At that time, the
development was to include three phases. Phase one included 20 townhomes and 60 units of assisted
Case File: CU 11-09
Page 2
Guardian Angels by the Lake
Conditional Use Permit to amend the PUD
living, and has been completed. Additional phases where to include 20 units of assisted living, and 43,000
square feet of commercial development. Uses permitted in the commercial area were to be consistent
with C-2 zoning.
As phase two, the applicant wishes to construct 30 units of memory care. This represents an increase of
10 over the original number of assisted living units proposed. Because of the increase, an amendment to
the Planned Unit Development agreement is required, which is done with a Conditional Use Permit.
The proposed memory care/assisted living is a permitted use for this property, based on the Planned Unit
Development Agreement.
The commercial component of the project is not being proposed at this time.
GENERAL INFORMATION
Location Existing Use Comprehensive Plan Current Zoning
Designation
Subject Guardian Angels Urban Residential PUD
Property
North Lake Orono Urban Residential Lake Orono
South Car dealer/ repair, Community Commercial C-3 Highway
gas station Business
East Lake Orono Lake Orono Lake Orono
West. Single Family Urban Residential R-1c single family
Residential residential
APPLICABLE REGULATIONS
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
7. Wlill not endanger, injure or detrimentally affect the use and enjoyment of otherproperty in the immediate vicinity
or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city.
2. 1.Ylill be consistent with the comprehensive plan.
3. Dill not impede the normal and orderly development and improvement of surrounding vacant properly.
4. TY>ill be served adequately by and will not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse di. posal, water and sewer systems, parks and schools; and urill not, in
particular, create tra~c congestion or interference aaiith traffic on adjacent and neighboring public thoroughfares:
S. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons orpropery because of excessive traffic, noise, smoke, fumes, glare, odors, dust or
vibrations:
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
N:\Departments\Community Development\Planning\Case Files\CUP\CU 11-09 Guardian Angels\CU 11-09 Guadian Angels phase II SR to PC 7-
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Case File: CU 11-09
Page 3
Guazdian Angels by the Lake
Conditional Use Permit to amend the PUD
7. bill fully comply with all other requirements of this Code, including any applicable requirements and standards
for the issuance of a license or permit to establish and operate .the proposed use in the city.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in Section
30-654.
In the review of the standards for CUP as outlined, it appears that the request is consistent with all of
these standards.
ANALYSIS
Comprehensive Plan
Lots/density -The original development proposal included a request to amend the land use plan from
Medium Density Residential to High density residential. This was approved. High density
residential in 1998 (Using the 1995 Comprehensive Plan) allowed for up to 22 units per acre.
Proposed density for 100 units (20 in townhomes, and 80 in assisted living) on 8.31 acres was 12.04.
In 2004, the Comprehensive Plan was amended, guiding the subject property to Urban Residential,
with densities prescribed between 8 and up to 20 per acre. The increased number of units is
consistent with the Comprehensive plain. The arithmetic: 110 units (20 townhomes + 60 existing
assistant living units + 30 proposed units) on .8.31 acres is 13.24 units per acre.
Natural Resources
A central issue during the original review of the Planned Unit Development was the impact to the shore
land protection ordinances in place. Shoreland Rules provided for a maximum of 25% impervious
.surface area on areas of the project adjacent to Lake Orono. After much discussion, a variance was
granted, on March 16, 1998, permitting up to 35% of impervious surface. Primarily, this area affected the
entire project as a whole, including the assisted living, the townhomes, and the commercial areas. To be
consistent with the findings of the 1998 variance, the total square feet of impervious surface must not be
increased.
The 1998 approval proposed 35,620 square feet, with a future addition totaling up to 49,019 square feet.
The 2011 proposal adds 12,345 square feet of footprint, resulting in a 47,965 sq ft, less than the 49,019
maximum. While an increase in the number of units is proposed, no increase to the footprint or
impervious surface is proposed. The plan remains consistent with the original 1998 variance.
Parking
The parking requirements for the project are:
1 space per 4 rooms, based on a nursing facility, plus
1 space per staff, plus
1 space per facility vehicle
Based on the narrative and proposal with 90 rooms and 80 staff, 103 spaces would be required. The
existing parking lot on the north and south sides of the building provides 116 spaces, meeting the
requirement. No additional parking is proposed.
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Case File: CU 11-09
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Guardian Angels by the Lake
Conditional Use Permit to amend the PUD
Landscaping
The site plan provides a number of foundation plantings. A site inspection will be completed to verify
that the trees planted as part of phase one remain.
Grading
The City Engineer had noted a minor comment on the review of the development plans. Sheet C-1
Grading, Drainage and Erosion Control Plan
1) No proposed spot elevations are shown.
2) Identify all grades on the entrance walks. Proposed walks must meet all ADA
requirements.
3) Based on the finished floor elevations of the existing building and existing spot
elevations, the area north of the proposed building connection does not drain. Provide
additional detail or means of maintaining drainage .away from this area.
ATTACHMENTS
^ Location Map
^ Applicant's Narrative
^ Site Plan dated received on June 13, 2011
^ Architectural Drawings dated received on June 13, 2011
Action Motion by Second by Vote
Follow Up
N:\Departments\Community Development\Planning\Case Files\CUP\CU 11-09 Guardian Angels\CU 11-09 Guardian Angels phase II SR to PC 7-
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Description of Project Narrative-Guardian Angels By The Lake-Conditional Use Permit
Guardian Angels currently is in the process of designing the final addition to our assisted living building
located at 13439 185th Lane NW, in Elk River of Guardian Angels West PUD. Our current plan show an
attached wing of 30 units of memory care. The wing would be two stories and our plan and hope is that
the addition will blend in with the current building with the height and siding etc. being very close to the
current building. The foot print of the proposed building is 12,345 s.f. per floor x2 floors would 24,690
s.f. The private apartments would range in size from 300 to 752 s.f. including private 3/4 bathroom and
small kitchenettes equipped with sink, microwave and refrigerator. The design is around the concept
of "Small House" with each floor housing 15 residents each.
The operation would be 24/7 with the primary target of people served with memory care concerns. We
would increase our current payroll from about 60 FTE's up 15 to about 75 to 80 FTE's. During the
original construction all of the parking lots were developed to serve this addition.
Proposed building materials will match the current building.
No new signage will be constructed.
No new outside storage will be constructed.
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Signature: TEXT:
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UTILITY PLAN Date: 06 09 2011 Lic. No! 26777 6.
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m GUARDIAN ANGELS BY THE LAKE I hereby certify that this plan, specif-
m Oliver Surveying & Engineering, Inc. cation, or report wos prepared by me DATE: __ ______0.6109(2011 NO DATE DESCRIPTfON
-1 ELK RIVER, MN or under~y direct supervision and DESIGN BY: WJM
/•~ z ,, Lund Surveying•L'iviJEngiueering •Lund Planning that I a L•ICensed Professional
l J o DRAWN BY: --------~ -- --BJC
SBO Dodge Ave. F.lkRiver, MN 55330 •763.441.1072 •Jur. 763.441.5665
FOR Engineer un t e lows of the state
www.alrver-se.com of Minnesota / CHECKED 13 Y: _ _._ _WJM
- GUARDIAN ANGELS ~'1~ -
DWG:-__-__-_.____Fi_506 _I3GRU
GRADING, DRAINAGE >ignature: 1'Ext:--_--- -____-- ---_-- _-------------__----
& EROSION CONTROL. PLAN William ~. Moonen, FILE No.: 6506.13-02
Dote: 06 09 '2011 Lic. No. 26777 -__._._ _--_.____..___-_-___-_-__-_-__
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