5.6. PCSR 06-22-2004 Item # 5.6
City of
ERiver
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner 6
DATE: June 22, 2004
SUBJECT: Case No. CU 04-18
Request by Guardian Angels for a Parking Lot Expansion
Request
Consider a request by Guardian Angels for a parking lot expansion to provide more visitors
parking in their existing lot closest to the main building.
Location
400 Evans Ave
Lot 1, Block 1, Guardian Angels Addition
Zoning/ Land Use
PUD (Planned Unit Development) / HR (High Density Residential)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by July 20, 2004
Attachments
• Location Map
• City Engineers Memo
• Applicant Narrative
• Site Plans
City Council/CU 04-14
April 21,2004
Page 2
Existing Site Conditions
The existing campus is comprised of five buildings with four general areas for parking. The
existing number of parking stalls is 246 with the proposal of 67 additional stalls. The current
parking requirements for the site are 240-245 stalls,which is met with current conditions.
Overview
The applicant is proposing to expand two areas of their existing parking. The first area of
expansion will be on the north end of the site near the nursing home. This area will provide
an additional 55 parking spaces primarily for staff parking and students which in turn will
free up parking near the main building. The second area of expansion will be on the south
end of the site. This area will provide an additional 12 parking spaces again for staff parking.
A total of 313 parking stalls will be on site if this request is approved.
The parking area on the north end will have landscaping planted for screening of the
businesses to the north. There is no screening being proposed for the south lot.
There were no issues raised at the staff Site Plan Review Meeting regarding the request.
Grading, Drainage and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other properly in the
immediate viciniy or the public health, safey, morals, comfort, convenience or general welfare of the
neighborhood or the ciy.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant
propery.
4. Will be served adequately by and will not adversely affect essential public ficilities and services
including streets,police and fire protection, drainage, refuse disposal, water and sewer systems,parks
and schools;and will not, in particular, create traffic congestion or interference with traffic on
adjacent and neighboring public thoroughfares.
5. 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.
7. Will 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
ciy
S:\PLANNING\Case Files\2004\CU 04-18 Guardian Angels\CU 04-18_PC.doc
City Council/CU 04-14
April 21,2004
Page 3
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.
Recommendation
Staff recommends that the Planning Commission recommend approval of the Conditional
Use Permit for the expansion of parking with the following conditions:
1. IF FUTURE EXPANSION OF PARKING IS DESIRED,THE
APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE
CONDITIONAL USE PERMIT.
2. NEW PARKING AREAS SHALL HAVE CONCRETE CURB AND
GUTTER.
3. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS
LIKELY TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY
OR HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY.
FURTHER,THE CITY RESERVES THE RIGHT TO STOP WORK
AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS
APPROPRIATELY INVESTIGATED AND WORK IS AUTHORIZED TO
CONTINUE BY THE CITY.
S:\PLANNING\Case Files\2004\CU 04-18 Guardian Angels\CU 04-18_PC.doc
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Location Map
- of tN
River Case Number CU 04-18 GUARDIAN ANGELS
toward R. Groe Compary
June 16, 2004
File: 823870J-0240
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: GUARDIAN ANGELS WEST PARKING LOT EXPANSION
Dear Mr. Leeseberg:
As requested, we have reviewed the plans prepared by John Oliver&Associates for the proposed
parking lot expansion in two locations at the Guardian Angels West facility. The two parking lot
expansions are an additional 12 stalls on the south side of the entrance road off of Evans Avenue
at Third Street, and a large expansion (79 stalls) of the parking lot at the north side of the building
immediately adjacent to Evans Avenue. Both of these parking lot expansions will have barrier-type
concrete curb and gutter around their perimeter. The parking lot expansion at the north will have
two concrete islands defining the double row of parking within the center of the drive aisles.
Drainage patterns for both of these areas will be unchanged. Given the amount of impervious
surface between rooftop and existing parking areas, we believe the expansion of these parking
areas will add minimally to the storm drainage runoff.
Based on our review, we would recommend approval of both proposed parking expansions located
at the Guardian Angels West facility. If you have any questions regarding this issue, please calf.
Sincerely,
•
Howard R. Green Company
Terry J. Maurer, P.E.
TJM:sw
O:\PROJ1623870J\02401Ltr-061604-Leeseberg.doc
2550 University Avenue West • Suite 400N • St. Paul, MN 55114 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
GIA.RDLAN ANGELS PROJECT DESCRIPTIONS
Area 1
The project consists of the expansion of a current parking lot on the northwest portion of
the Guardian Angels Care Center property. This parking lot expansion would provide
parking for 55 additional vehicles. This expansion would bring the total number of
parking spaces to 159 in the north parking area. The new lot is planned to be asphalt with
cement curb and gutter. Additional lighting would be installed in this expansion area.
There will be minimal grading required with this project. In working with the City of Elk
River, Guardian Angels allowed the City to remove a significant amount of soil from this
site for work being completed at Lions Park during the summer of 2003. This
collaboration with the City was done with the thought that eventually this site would be
utilized for expanded parking at some point in the future.
The expanded parking area would be primarily utilized by Guardian Angels staff. -
Additionally, this area would be used by students from Anoka Technical College who
conduct clinical nursing and nursing assistant classes at Guardian Angels Care Center.
By expanding our existing parking lot, Guardian Angels will be able to provide ample
space for visitor parking in our main parking lot closest to the building.
Area 2
This project consists of expanding the current parking facilities to create 9 additional
parking spaces in the independent housing portion of our campus. This expansion would
be complete with an asphalt surface, cement curb and gutter and a sidewalk extension.
There would not be any additional lighting required for this expansion. The area would
be utilized for Guardian Angels staff who work in the housing and corporate offices
located in these buildings.
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