5.6 ,--(./ ITEM # 5.6.
MEMORANDUM
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�lkRiver TO: Planning Commission
FROM: Michele McPherson, Director of Planning
DATE: June 17, 1999
SUBJECT: Case Number: CU 99-24
Request by Guardian Oaks to Expand
Senior Center, Dining, and Commercial
Kitchen
Request
Guardian Oaks requests consideration of a conditional use permit to allow expansion of
the Senior Center, dining room, and commercial kitchen.
Location
350 Evans Avenue
• Zoning/Land Use
PUD (Planned Unit Development)/HR (High Density Residential)
Attachments
• Location Map
• Master Site Plan
• Site Plan
• Existing First Floor Plan
• Proposed First Floor Plan
• Building Elevations
• Letter from Applicant
Overview
The applicant is requesting a Conditional Use Permit to modify the Planned Unit
Development agreement to allow the expansion of the Senior Center, dining room, and
commercial kitchen facilities located within the building.
III
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission/CU 99-24
June 17, 1999
Page 2
• History
Guardian Oaks is a 63 unit senior apartment facility that was constructed in 1980.
Included as part of the original construction was the Senior Center and a commercial
kitchen/dining facility. As originally proposed, the facility intended to serve 60-80
senior. The plans indicate space for 100-110 seats in the dining area.
Proposed Improvements
The improvements proposed include:
1. Addition of a 40' x 55' (2200 sq. ft.) classroom/office space for the Senior Center,
2. Addition of a 68' x 28' and 10' x 25' (2,154 sq. ft.) commercial kitchen, and
3. Conversion of existing internal spaces to dining, serving, and lounge spaces.
Also proposed is the deletion of 4 parking spaces (due to kitchen addition), and the
creation of 30 new parking spaces.
Analysis
Setbacks
• When the PUD was approved, the setbacks that were established included: 30' for the
front, 10' for the side, and 25' for the rear. A zero foot setback was approved for
internal uses. The proposed additions meet the setback requirements.
Parking/Access/Traffic
As a result of the kitchen expansion, four parking stalls will be removed. Six new
parking spaces will be constructed in close proximity to the kitchen addition, and 24
spaces will be added on either side of the southerly entry drive from Evans Avenue, for
a total of 135 spaces on site; an increase of 30 spaces. There are also 14 garages
located on site.
Parking for the site can be calculated as follows:
Guardian Oaks, 63 Units 63 Spaces
Emplyees 7
Dining Area 166 Seats 42 Spaces
Senior Center, Office & Classroom 18 Spaces
Total 130 Spaces
Spaces on Site 147 (including garages)
Memo to Planning Commission/CU 99-24
June 17, 1999
Page 3
• Angel Ridge, the adjacent apartment building has 17 spaces separate from the main
parking area of the complex. Their 17 spaces were approved as part of the PUD
approval in 1992.
The applicant has indicated that of the seniors using the facility, 55-60% are residents
within one of the three buildings. Of the 142 residents, 48 still own a vehicle. There are
7 employees between the kitchen and office staff. In addition, senior may attend
activities via the River Rider, a senior transportation service. The parking as proposed
meets the code requirements.
Access will continue to be via the existing driveways. No changes are proposed to the
driveways.
Drainage/Landscaping
With the building and parking additions, green space will be lost. As part of the building
permit application, a grading and drainage plan should be submitted. The applicant will
need to comply with the comments of the City Engineer. The total impervious surface
will be 41%.
A landscape plan was not submitted, however, it appears that none of the existing trees
will be affected by either the building or the parking additions. If trees are to be
• removed as a result of either activity, a landscape plan should be submitted and the
trees replaced. Landscaping should be installed around the building.
Recommendation
The proposed expansions meet the code requirements and pose no adverse impact to
adjacent uses or structures. Staff recommends that the Planning Commission
recommend approval of the request CU 99-24 with the following conditions:
1. THE APPLICANT SHALL SUBMIT A GRADING AND DRAINAGE PLAN AS PART
OF THE BUILDING PERMIT APPLICATION AND SHALL COMPLY WITH THE
COMMENTS OF THE CITY ENGINEER.
2. IF TREES ARE TO BE REMOVED AS PART OF THE BUILDING OR PARKING
EXPANSION, A LANDSCAPE PLAN SHALL BE SUBMITTED AND THE TREES
REMOVED.
•
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Guardian Angels Homes Need for Conditional Use Permit
Guardian Angels Homes was built in 1980 with sixty-three (63) apartments. It was a stand-alone
facility with a commercial kitchen and dining room planned for use as an Elk River Dining Site.
The projected numbers were then in the area of 60- 80 participants.
Today we now serve lunch to approximately 135 Seniors every noon Monday through Friday
along with serving as the Elk River Senior Center which offers planned activities for
socialization to all community seniors.
With the constantly increasing needs of the elderly population of Elk River, the Senior Center
and Senior Dining Site will not have enough space to adequately meet future needs. Guardian
Angels Homes is requesting a condition use permit to include some design concepts that will
address current deficiencies, future programs and services. Specific areas to be addressed:
1. Expansion/renovation of the commercial kitchen to allow for proper food
preparation and Meals-On-wheels distribution.
2. Expansion of the dining room for additional seating for meals and activities.
• 3. New entry to the Senior Center to distinguish the Center from the Guardian
Angels Senior Housing.
4. Provide new Activity Areas with adequate storage and offices.
5. Plan for new Classrooms and Conference space that can be divided for alternate
uses.
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