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6.7. SR 07-19-2004MEMORANDUM Item,~ TO: Mayor and City Council FROM: Chris Leeseberg, Planner DATE: July 19, 2004 SUBJECT: Case No. CU 04-18 Request by Guardian Angels for a Parking Lot Expansion 6.7. Request Consider a request by Guardian Angels for a parking lot expansion to provide more visitor parking in their existing lot closest to the main building. Location 400 Evans Avenue 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 Engineer's Memo · Applicant Narrative · Site Plans City Council/CU 04-18 July 19, 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 parking areas. 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 for visitors. 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 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 isst~ance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. V/il/not endanger, injure or detrimental) affect the use and enj~ment of otherproper(y in the immediate vidnit_y or the public health, safe~, morals, comfort, convenience or general welfare of the neighborhood or the d(y. 2. V/ill be consistent with the comprehensive plan. 3. V/ill not impede the normal and order~ development and improvement of surrounding vacant property. 4. V/ill be served adequate[y by and will not adverse[y affect essentialpublic fadlities and services including streets, police and fire protection, drainage, refuse disposal, mater and sewer systems, parks and schools; and mill not, in particular, create traffc congestion or inte~rence mitt tra~c on adjacent and neighboring public thoroughfares. 5. V/ill not involve uses, activities, processes, materials, equipment and conditions of operation that mill be detrimental to aw persons orproper(y because of excessive traffc, noise, smoke, fumes, glare, odors, dust or vibrations. 6. V/ill not result in the destruction, loss or damage ora natural, scenic or historic feature (major importance. 7. V/ill ful~ comply with 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 S:\PLANNING\Case Files\2004\CU 04-18 Guardian Angels\CU 04-18_CC.doc City Council/CU 04-18 July 19, 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. The request meets the standards for issuing a Conditional Use Permit. Planning Commission Actions The Planning Commission unanimously recommended approval of the request. Recommendation Staff and the Planning Commission recommend the City Council approve the Conditional Use Permit for the expansion of parking with the following conditions: IF FUTURE EXPANSION OF PARKING IS DESIRED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT. NEW PARKING AREAS SHALL HAVE CONCRETE CURB AND GUTTER. 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_CC.doc RIVER PLAZA SITE UPA Case Number. Location Map CU 04-18 GUARDIAN ANGELS Howard R, G een Qompany 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 tot 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 imperious 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 call. Sincerely, Howard R. Green Company ;? Terry J. Maurer, P.E. TJM:sw O:\PROJ~823S70,~\0240\L~r-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 ~: ~ ~n r ~x- A~GEL$ PROdECT The ~roje: ~' * . con.~s~s of the e~:pansion of a current parking tot on the nonhwes~ portion o: the ~uardian ~n~els Care Center property. Ti~s parkin~ Jot expansion would provide parking for ~ additional vehicles. Ti~s expansion would bring the total number of parking spaces to 1 ~9 in the no~h parkin~ area. The new lot is planned to be asphalt with cement curb and gutter. Addkiona! lighting would be instaJled in :his expansion area. ,, ,: ~ project, workinz with the Ckv of Elk There wi!l be mi~mal zradinz r,.q.,r~d with this In _ . ~ver, Guardian ~gels allowed the City to remove a sig~Scant amount of soil from this site for work being completed at Lions Park during the summer of 2003. T~s collaboration wkh the City was done with the thought that eventua!!y this ske wou]d be utilized r%r expanded paring at some point in the ~ture. The expanded parking area would be primarily utilized by Guardi~ .~ngels staff'. Additionally this area would be used by students from Anoka Tec~ical College who conduct clinical nursing and nursing assistant classes at Guardian :mgels Care Center. :By expanding our existing parking lot, Guardian :u~gets will be able to provide ample space £or viskor parking in our main paring 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 pomion of our campus. This expansion would be complete with an asphalt surface, cement cuffs 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 staffwho work in the housing and co~orate o~ces located in these buildings.  GUARDIAN ANGELS CARE CENTER -- I GUARDIAN OAKS ANGEL RIDGE PRELIMINARY NOT FOR CONSTRUCTION C ertifi c a tlon Guardian Angels of Elk River Proposed Parking Addition ~ Landscape Plan Revisions ~E',/tStON D,~TE: JUNE Checked Dy &~IOTHE Sheet Information 2~ EVANS PARK ANGEL RIDGE GUARDIAN OAKS PARKtNG STATISTICS Consultants PRELIMINARY NOT FOR CONSTRUCTION Project Information Guardian Angels of Elk River Proposed Parking Addition & Landscape Plan Revilionm RE',/151~N DATE: JtJ~E !5 2~,~4 Checked By Preliminary Design E.'¢]T l,l/]- E, ITjMII I,}i_"~ E ~,TII,F~ BIT;JIdII,JOL"~ WHITE PINES S DEW~L EXlSTINC- ~iTL PlIhOUS PARKING NOTES._ I SAW CUT EXISTING BITUMINOUS TO PROVlOE A STRAIGHT EDGE. '2 ALL CONCRETE CURE AND GUTTER SHALL 8E 8612. 3 PAVEMENT SECTION SHALL MATCH EXISTING SECTION ~- ALL SPOT ELEVATIONS ARE TOP BACK OF CURB UNLESS NOTED OTHERWISE. SAW CUT EXISTING BITUMINOUS MAT TO PROVIDE STRAIGHT EDGE ~NSTALL B612 CONCRETE CURB AND GUTTER MATCH CONCRETE LtP TO BITUMINOUS MAT ELF. VATION. INSTALL B612 CONCRETE CURB AN0 GUTTER AROUND RADIUS REMOVE EXISTING CONCRETE APCRON AND SIDWWALK AS SHOWN RECONSTRUCT CONCRETE APPRON AHD SIDEWALK TO MATCH EXISTING MATCH EL£',/ATION OF EXISTING CONCRETE CURB & GLITTER ~,T THIS POIHT. ~J.P F ,/~/,k 9O FEET W w Z Z 0 o SHEET NO OF L~ LJJ n Benchmark E~ev = 89196 5RD STREET ~LOTE5 I CONTRACTOR SHALL REMOVE EXISTING 8612 CONCRETE CURS AND GUTTER AS SHOWN 2. CONTRACTOR SHALL iNSTALL BCI2 CONCRETE CURS AND GUTTER AS SHOWN 3 CONTRACTOR SHALL iNSTALL CONCRETE SURMOUNTABLE CURS ,.ND GUTTER AS SHOWN · I-. PROPOSED PAVEMENT SECTION SHALL MATCH EXISTING SECTION 5 MATCH EXISTING CONCRETE CURS & GUTTER AT THIS POINT Z L.LJ Z <~ W //~'/ //.¢' //~/ //, ~-/! -. l/i,/ Z// //,' ,~ // //~/ / //].; X.// / ..... // /, i/ =/// .... * 7 .: .... .//./~/ .¢' m/x; ......7/ ~.~¢~¢ ~ ". ".// .... ... ,.(,::: :.: :.:.// DENOTES NEW SiT'JMINOUS CONTRACTOR SHALL CONTACT "GOPHER STATE ONE CALL" TWIN CITY METRO: (651) 4-54--0002 IN OR OUT OR MINNESOTA: 800-252-1166 FOR UTILITY LOCATIONS PRIOR TO EXCAVATION. TYm!CAL STREET SECTION f MOUNT ABLE MOUNTABLE CONCRETE CURB & GUTTER f OUTFALL GUTTER 0 30 60 gO ' SC ~,LE lid FEET STANOARD GUTTER "B" TYPE CONCRETE CURB & GUTTER Z 0 w Z Z r-~ LO ©