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5.3. SR 07-18-2011~f~ ~~ Elk REQUEST FOR ACTION Raver TO ITEM NUMBER Ci Council 5.3. AGENDA SECTION MEETING DATE PREPARED BY Public Hearin Items ul 18, 2011 erem Barnhart, Plannin Mana er 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`h Ave NW, Case No. CU 11-09 - Public Heari 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. BACKGROUND/DISCUSSION Guardian Angels is requesting a Conditional Use Permit to amend the previously approved Planned Unit Development agreement that was originally approved in 1997. Specifically, Guardian Angels seeks an amendment that would allow an additiona130 memory care and assisted living units to phase II of the project. Twenty (20) units were approved in 1997. Planning Commission Comment The Planning Commission did not have any concerns with the project, but questioned the impervious surface regulations and variances from 1997. Public Comment No one spoke for or against the proposal at the public hearing on July 12, 2011. FINANCIAL IMPACT None ATTACHMENTS Location map Planning Commission packet dated July 12, 2011. Action Motion by Second by Vote Follow Up N:\Public Bodies\City Council\Council RCA\Agenda Packet\07-18-2011\CU Guardian Angels.docx E~ REQUEST FOR ACTION River FILE COPY -~'O ITEM NUMBER Plannin Commission 5.2 AGENDA SECTION MEETING DATE PREPARED BY Planning Jul 12, 2011 Jeremy Barnhart, Planning 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 185th 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 Chiet, 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, fka 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 185th 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`Fsle: CU :11-09 ., Page 2 _ Guardian Angels by the Lake Conditional Use Permit to amend the PUD living, and has been completed. Additionalphases 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 lase 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. bill 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. Till be consistent sarith the comprehensive plan. 3. Till not impede the normal and orderly development and improvement of surrounding vacant proper y. 4. T dill be served adequately by and will not adversely a ffect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, seater and sewer systems, parks and schools; and 2vill not,. in particular, create traffic congestion or interference with tra~c on adjacent and neighboring public thoroughfares. 5. bill not involve uses, activities, processes, materials, eguipmerrt and conditions of operation that will be detrimental to any persons orproper y because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. 6. Till not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. N:\Departments\Comrnunity Development\Planning\Case Files\CUP\CU 11-09 Guardian Angels\CU 11-09 Guardian Angels phase II SR to PC 7- 12-ll.docs Case File: CU 11-09 Page 3 Guardian Angels by the Lake Conditional Use Permit to amend the PUD 7. Till fully comply zvith all other requirements of this Code, including any applicable requirements and standards for the issuance of a license orpermit 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 fox 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 plan. 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. N:\Departments\Community Development\Planning\Case Files\CUP\CU 11-09 Guazdian Angels\CU 11-09 Guardian Aagels phase II SR to PC 7- 12-11.docx Case File: CU 11-09 Page 4 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 aIl 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. Pro~ride 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 AC~IOII Motion by Second by Vote Follow Up N:\Depamnents\Community Development\Planning\Case Files\CUP\CU 11-09 Guardian Angels\CU 11-09 Guardian Angels phase II SR to PC 7- 12-11.docx WV4T55-0i'ROZ/ZZ/9'~^P'deW 'i\~W ~~fW~~ 64-IS t1~~dN~i~lBu~uueldltuewdWs~ d7W~We7W~8~~B04N i ~ - ~ Y r a t~ ;. t ,?~ I ~, Y.~4 ~ ~. ~t~. ~d.~4 SAC} t'~~, ~ '- _ t ) ~~~~ X ~, ` ~ 4 Y '~ l ; E R itti I } Description of Project. Narrative-Guardian Angels By The Lake-Conditional... Use Permit Guardian Angels. currently is in the processof 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 wilt 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 end small kitehenettesequipped 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 ourcurrent 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. ~ ~ D D ; N ~ ~ ~ Y o• CIS ' ~ 'n p N ~ ~ n ~ ~ (~ ~ ~ ~ r n ~ n ~~ ~~ mN ~m ~ ~ ~ ~ ~ D ~ v ~ o = rri N ~ Rl ~m m ~ ~~ ~ rn ~ ~ ~ ~~ ~ 7 ~ ~ m ~~ m ~ i Z m z Z Q ~ ; p { o ~ m _ • _ • ~ ® • • • _ O CITY SUBMITTAL 8/9!11 _________ ---~, I~ O q.pg ...- ®e ~ { ~- , ~ t O C7 i g ~.'r 7~ _„:: k n`Ah„ d C ti z~~ ~ ~ ~l ~ ' ~ z E r ~ ? ~ ~ .,M {,~:.<~ t _ p "~ ~> ~ ~~ ~ <<t;.~ ~S ~~ r l a ~m~on ~' ' =~m~~0 ° "'n V w oz m C i~ow ~ cv ~ T _ ~_ _ ~=m iv~~ ~ ~~`" A ~t7 O °z~ 7' N gy z« W ~ ( p Ui ~ p ~ (D (D ( V7 ~ 41 o m W ~° o m w°° m ~~ n x ~ ^ c m ` J 0 rnrnmrnm „~~~ a ~ rnrn~-'~Y „~~~~~ m .r>rn~ o ~ ~'QD~~~ Z ~ (n o~o~-pmD= NNC N i4n~ ~ ~ > > 00 W ~~ C n -~ , N ~ ~ ~ O Z CD ~ J ~ ~ Wow m ~ ~ w~N ~ °o O ~. ~ _ N C m ~_~ ~o ~ can ~ ~~~D ~ D~ ~"BCD ~ ~~ m =~ ~~~ v CD ~ ~ ~ C q O ~ _~ ~~ U~~ m~ °~mmD ~~Z~ rn-I~ r ~~ °m OZO~ao ~~~~ r v m ~ _ ; i ~ ~~ ( I ; ~ t X ' I ._ ( -~ ~ ~ I . z c) r ' ` J ~ ~ 1~ r= _ I i I77 ~ I ~ / I t r.. ~ I ~~) ti~ ~~~ ~ -~ 1 1 I L-~ r7 ' x~ t _ __ I _ ___~__.: ~ __. `- , I-- -- i I I .r_~ ~s-->-_- ~ ~ ~, W m c x '°Bjw I ~ JO ~ G7 i ICI ~n~_:r-~- I ~' ~-, I ----- .r `k?za a'' ~ I a` I I r, ~ e a4f1 I ~,, • ~, 1 ~r dU p13 t ~ '^/ •49 1 `'1. a,z ~~. ~, ~, ~ ^~ `~,~. ~2~/~\ \~ ~` ~,~ i~ L_ _ `i I f. I 1 i I I I I t r-- ~--.- I__-I I I ~I I ,~ I ., L a°r'a _' ~l I ..~ I •.. MS . ~`~ N`d,~oa°~ d '~ ~, ~v ~s;, ~.li a m ~ ~ so ~~ I W 0 ~~~ \\ 0`~ 5 I\, 1 \1' f-~16 I W .- N~d~/ •-~. ~ / ~ ~ % °s.w ~ ~~••/ ~jv ~ / `°t,o °~. r11d ~13-1dM~~ ~~~zq ..r~j/ .ice ~~% ~. ,. _•-- -~-' a~ ~' ~ ~\~ s e '• ~~ ~ E 1~ . e. oti n ~ ~~s~ ~,~, may, ~ ;, ,, ~Q ~~~~y. ~• ~ ,~; / ~ ^ ~~~ ~ ~ ~ ~~ ~ \~ ~ ~ ', \ r' 1 7 r i~ ~ ~ ~~ \~ ~ s~ i / -_ ~ ~ `] ^~ ~7 ~ ~ \ ~~ ~~~ ,f ~ i). /< ~ _ ~~/`~ t. v \ ~ `/l ;~ ~ / i \ ~ ;`~ ~ / ~ /l /,/^,/T ~ \\ \ G ,'~~ ~ > ~/ /' /~/ ~ \\ ~ ~ \y / / / ~ ~ Z ~~ _ ,,~~~ \.// <~ \ N - z 0 ~ 7 ~ Z O -a yn `~ o F d~ V) ~~ f' O ,T7 ~v m {'r > m ~-( v b ~ ~C~ O Or ~ zv ~ Qz O c~ ~i o .i ~ yr ~ m(n ~ .Za o 0 ~N ? n~ z ~r (,mn m F~ 0 f ~ ' , n F; ~~ 0 z - m ~_ ~ f r ' y W O m GUARDIAN ANGELS 8Y THE LAKE ~ hereby certify that this plan, specif- DATE: 06 09 2011 REV DATE DESCRIPTION ~; Oliver Surveying & Engineering, InC. cation, or report was prepared by me -°•--~-°------~---~--~- NO. ELK RIVER, MN or under.~irl direct supervision mid DESIGN t3Y: ___.-.-_._._.-..,-__ WJM z LunrJ Survnying •GYviJ Engineering J.nnd l7nnning !n- o that I ai ~ Licensed Professional FOR J80 Dodge Ave. ElkRfveq MN 553.90 •763..141.1071 f r. 763.441.565 DRAWN 8ti':___-._-____... _E3JC -- -- , www.olhrer-an.com Engineer un tyte Taws of the state GUARDIAN ANGELS of Minnesota. ~jr~ CHECKED ©Y:,., WJh1-- _-_ ~n/ DWG:..__ .............fiaOf,::_I3GRU --- GRADING, DRAINAGE >ignolure:__.--_-r~1 TEXt~.----_-_----------'-- .----_--- & EROSION CONTROL. ('LAN wiuiam J. Moonen, f--~ FlLF NO.:_ 6506.13-02 ------ - Date: U6 09 2011 Lic. 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Oliver Surveying cYc Engtneertng, Inc. ration. or report was prepared by me - '-"""""`1'-~•1~ ~ N0. ELK RIVER, MN or uncjnt my direct supervision and DESIGN BY: __ W,)M _ z Lenrl$nveying •CYvil Rnglneering •LnnAl7anning V~~f~" '-"'_"' -- l ! o that ~ duly Licensed Professional ~~ ~~~~ ~~ ~ - FOR 380 UOdge Ave. F.lkRlver, MN 33330 .763.441.2072 fac. 76.1.441.3665 DRAWN E3Y:._,_____..__...._C1JC__- - Enginee the laws of the stale _ www.ollver-se.com of Minneso CNECI<EC1 ~Y:_ _ .WJM GUARDIAN ANGELS //1,~ N ~j~ ~ DWG: ,__.._65~G::: 13UTIl_ Siynoture: 1'EXL UTILITY PLAN wiuiam ~. Mao ~ Flt E NU.: 65Df.13-02 - - Date: 06 09 'LDII Lic. 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