5.2 PCSR 05-24-1994 AGENDA ITEM 5.2
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MEMORANDUM
TO: PLANNING COMMISSION
FROM: GARY SCHMITZ, PLANNING ASSIST. g(-1..
DATE: MAY 24, 1994
SUBJECT: CONDITIONAL USE PERMIT
REQUEST BY GUARDIAN ANGLES
CARE CENTER, PUBLIC HEARING,
CASE NO. CU 94-20
REQUEST
A conditional use permit request for a 22,704 square foot addition to the
existing care center.
S LOCATION
Lot 1, Block 1, Guardian Angles Addition (400 Evans Avenue, Elk River, MN)
ZONING/LAND USE
PUD (Planned Unit Development)/ HR (High Density Residential)
ATTACHMENTS
Location Map, Zoning Map, Site Plan, Letter from Terry Maurer dated May
16, 1994
BACKGROUND
Guardian Angles Care Center is requesting a conditional use permit for a
22,704 square foot addition to the existing care center. The proposed
addition will be located on the east side of the existing care center. The
following paragraphs will highlight the issues involved with this request.
S
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Guardian Angles Care Center Page 2
May 24, 1994
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BUILDING ADDITION
The proposed expansion will be constructed with brick to match the existing
care center. The basement of the expansion area will be used for storage
purposes and for mechanical/electrical equipment. A training facility may be
added to this area in the future. The first floor will consist of thirty-eight
(38) double rooms, which can have two patients, and one single private room.
The first floor expansion will also consist of an expanded dining area,
community room, office space, and custodial area.
PARKING AND DRIVES
Guardian Angles is proposing to add forty-one (41) parking stalls along the
north side of the parcel adjacent to the existing parking lot. There is also a
small existing parking area on the south side of the care center. City code
requires that nursing homes provide one parking space for every four
residents/patients (based on the maximum capacity of the building), one
space per employee on the major shift, plus one space per vehicle owned by
the building management. Using this ratio, the care center will be required
• to provide ninety (90) parking stalls. The care center will provide a total of
one hundred, thirty-four (134) parking stalls. Therefore, parking should not
become a problem with the proposed expansion. If parking does become a
problem in the future, the care center does have ample room to add more
parking stalls north of the existing and proposed parking lot. If this proposal
is approved, a condition should be added requiring concrete curb and gutter
be placed around the new forty-one (41) stall parking lot. This will ensure
proper drainage of the site and protect the landscaped areas as well as
provide an aesthetically pleasing appearance.
GRADING AND DRAINAGE
The site plan has been reviewed by City Engineer Terry Maurer. Attached is
a letter from Terry Maurer outlining his comments. One issue raised by Mr.
Maurer is that the building expansion area should be assessed a $600 per
acre storm water impact fee. The expansion area involves approximately one
acre of property, therefore, if this proposal is approved staff recommends a
storm water impact fee of$600 be added as a condition of approval.
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guardian.pc
Guardian Angles Care Center Page 3
May 24, 1994
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LANDSCAPING/SCREENING
Elk River City Code required one tree for every forty (40) linear feet of lot
perimeter, therefore, sixty-four (64) trees are required on this parcel. The
landscape plan shows a total of eighty-nine (89) existing trees on the parcel
with an additional fifteen (15) trees being proposed with the expansion, for a
total of one-hundred, four (104) trees. The landscape plan will exceed the
minimum requirements of the City's landscape ordinance. After construction
of the care center, all disturbed areas should be sodded or seeded as
necessary to avoid erosion. Guardian Angles will be required to screen
mechanical or roof-top equipment associated with the proposed expansion.
EMERGENCY ACCESS
The site plan shows a twelve (12) foot access road around the east side of the
proposed expansion area. It is assumed that the access road is for emergency
access for the existing care center. The proposed expansion will come very
close to this road. At the Concept Review Meeting it was recommended that
due to the close proximity of the expansion area and the fact that a doorway
• is being proposed on the east end of the care center, the access road be paved
with a bituminous surface and widened to a minimum width of twenty (20)
feet. This will provide for easy access for emergency vehicles or other
vehicles needing to access the easterly door. It should be added that this
emergency access must be maintained and kept clear throughout the year.
RECOMMENDATION
Staff recommends approval of a conditional use permit by Guardian Angels
Care Center for a 22, 704 square foot expansion to the existing care center
with the following conditions:
1. CONCRETE CURB AND GUTTER BE REQUIRED AROUND
THE NEW FORTY-ONE (41) STALL PARKING AREA.
2. A $600 STORM WATER IMPACT FEE BE PAID TO THE CITY
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT.
3. AFTER CONSTRUCTION, ANY DISTURBED AREAS MUST
BE SODDED OR SEEDED AS NECESSARY TO PREVENT
EROSION.
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guardian.pc
Guardian Angles Care Center Page 4
May 24, 1994
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4. THE DETAILS OF TERRY MAURER'S MEMO DATED MAY
16, 1994, BE INCORPORATED INTO THE SITE PLAN.
5. THE ACCESS AROUND THE EAST SIDE OF THE
PROPOSED ADDITION BE PAVED WITH A BITUMINOUS
SURFACE A MINIMUM OF TWENTY (20) FEET WIDE.
6. THE EMERGENCY ACCESS MUST BE MAINTAINED AND
KEPT CLEAR THROUGHOUT THE YEAR.
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CONSULTING ENGINEERS
May 16, 1994
File: 230-229-11
Mr. Steve Ach
City Planner
City of Elk River
am ENGINEERING 13065 Orono Parkway
Elk River, MN 55330
ENVIRONMENTAL RE: GUARDIAN ANGELS CARE CENTER EXPANSION
MUNICIPAL Dear Mr. Ach:
PLANNING As requested, we have reviewed the information submitted by Guardian Angels regarding
the proposed expansion of their Care Center located on the Evans Avenue campus. Based
STRUCTURAL on our review, we have the following few comments:
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SURVEYING 1. The plan shows an access road around the east side of the proposed expansion. We
assume that this was for fire access to the existing building. As the building is
TRAFFIC expanded much closer to this access road and in fact the expansion has a doorway on
the east end, we would recommend that the access road be paved with a bituminous
TRANSPORTATION surface a minimum of 20 feet wide. This will provide for easy access for emergency
vehicles or other vehicles needing to access this easterly door.
2. Drainage from the site will be overland as with all the existing drainage. It should
be noted that drainage will eventually make its way to the intersection of Main and
Evans, and will continue to compound the existing problem at this location. As you
are aware, City Council has reviewed preliminary plans for correcting this drainage
problem and the improvements are tentatively scheduled for 1995.
3. Glenn Sundeen from the Municipal Utilities has indicated that electrical service to
1326 Energy Park Drive this site falls directly under the expansion area. The relocation of this electrical
St.Paul,MN 55108 service needs to be coordinated with the Elk River Municipal Utilities.
612-644-4389 4. The area involved in the building expansion should be assessed the City's $600 per
Fax:612-644-9446 acre stormwater impact fee.
•9800ShelardParkway 5. Consideration should be given to whether or not the expansion area should be
Minneapolis,MN 55441 assessed the trunk sanitary sewer and water fee.
612-546-0432
Fax:612-544-6398
• Mr. Steve Ach
May 16, 1994
Page Two
If you have any questions regarding any of these comments or would like further
information, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. Maurer, P.E.
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CASE CU 94-20
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P.O. Bax 490 • 12065 Orono Partway • Elk River, bIN 55330 • (612) 441-7420
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