5.5. SR 10-18-2004
Item #f 5 . 5 .
MEMORANDUM
TO: Mayor and City Council
FROM: Chris Leeseberg, Planner 4:
DATE: October 18, 2004
SUBJECT: Case No. CU 04-26
Request by Guardian Angels for a Parking Lot Expansion
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 Ave
Lot 1, Block 1, Guardian Angels Addition
Zonina=' 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 October 30, 2004
Attachments
. Location Map
. Site Plans
City Council/CD 04-26
October 18, 2004
Page 2
_________n____
Existinr Site Conditions
The existing campus is comprised of five buildings with four general areas for parking. The
existing number of parking stalls is 301 (which were approved in July by the City Council)
with the proposal of 26 additional stalls. The current parking requirements for the site are
240-245 stalls, which is met by the current conditions.
Overview
The applicant is proposing to expand parking on the south end of the site. This area will
provide an additional 25 parking spaces. This parking area will be connected to the adjacent
Fairview clinic parking lot. A total of 326 parking stalls will be on site if this request is
approved. Cross parking and access easements between the two sites should be recorded to
avoid property disputes over drainage, plowing and maintenance.
There were no issues raised at the staff Site Plan Review Meeting regarding the request.
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, i1!J'ure or detrimentally affict the use and enjoyment of other property in the
immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the
neighborhood or the city.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant
property.
4. Will be served adequately by and will not adversely affict essential public facilities 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 neighboringpublic thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will
be detrimental to any persons or property 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 mqjor
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
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.
S:\PLANNING\Case Files\2004\CU 04-26 Guardian Angels\CU 04-26_CC.doc
City Council/CU 04-26
October 18, 2004
Page 3
____n_____n__
Planninr Commission Actions
The applicant stated they were interested in moving the proposed parking area further west
than was shown on the submitted drawings. This request was to avoid removing 3-4 large
oak trees.
The Planning Commission concurred with and recommended moving the parking lot to the
west as far as needed to avoid removing or impacting the large oak trees. (The current plans
reflect this request)
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:
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.
4. CROSS PARKING AND ACCESS EASEMENTS SHALL BE RECORDED
AGAINST BOTH PARCELS. (GUARDIAN ANGELS AND FAIRVIEW
CLINIC)
S:\PLANNING\Case Files\2004\CU 04--26 Guardian Angels\CU 04-26_CC.doc
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\-~ GUARDIAN ANGELS WEST John Oliver & Associates. Inc. cation, or report wos prepared by me NO.
Ct"U t'n"jn~II'T'i"9. h:nd S"'",~III"", L..nd- Pu.n,..i"" or under my direct sup..rvision and DESIGN BY, OLe I 10804-
580 Dodge AVllnttf thai I am a duly Licensed Professional DRAWN BY RJH/BJC
ELK RIVER, MN Elk River, Minnuota 55330 Engineer under Stote of Minnesota
0 Statutes Sections .326,02-326.15 CHECKED BY' OLe
" 763-441-2072 FAX 763-441-5685
N\ SignatLJre:,~~ DWG: 6506 12 8ASE.dwa
PROPOSED PARKING ADDITION OJfiDe~ in: Elk River, BUrlUlvifte TEXT-
a.nd Brooldyn Center, Minnuota Michael C. Brandl, P,E
n_._. ""/",1"",,. FILE NO 6506 12
DESCRIPTION
MOVED PARKING WEST, GRADES
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ELK RIVER, MN
John Oliver & Associetes. Inc,
Civil A'ngin<!mng, L"M ,';'''''''''"II.ng, L..n<t Pl<<nniow
580 Dodge Avenue
Elk River, MinnEsota. 55330
763-44'-2072 FAX 763-44f-~665
DATE
DESIGN BY:
DRAWN BY
CHECKED BY'
DWG' 6506
TEXT:
FILE NO.:
REV
NO
DATE
10 8 04
DESCRIPTION
MOVED PARKING WEST, GRADES
N\
PROPOSED PARKING ADDITION
OJfit:e8 in: Elk RivEr, Burnevitle
and Brooklyn Center, MinnEsota
I hereby certify thot this plan, specif
cation, or report was prepared by me
or under my d;rect supervision and
thaI I om 0 duly licensed Professional
Engineer under State of Minnesota
Statutes Sections 326,02-326,15.
S;gr1ature:,~~
Michael C. Brandt, P,E
9/10/04-
DLC
RJH/BJC
DLC
12 BASE.dwa
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GUARDIAN ANGELS WEST
650612