6.2. SR 07-17-2006
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Plannin Jul T 17, 2006
Item Description
Guardian Angels Conditional Use Permit, CD 06-16
Item Number
6.2
Prepared by
erem Barnhart, Plannin
Reviewed by
Scott Clark, Community Development
Director
Location
400 E~7ans Avenue
Introduction
Conditional Use Permit request to permit dle consuuction of a 28,800 square foot, single story building
addition and 10,900 square foot interior reno\ration to the existing care facility at 400 Evans. No increase
of beds.
Attachments
. Location 1Vfap
Narrative from applicant
Letter from lYfunicipal Utilities
. Site Plans and ele,\Tations dated I:vlay 30, 2006.
Action Reauested
Appro,re a Conditional Use permit CD -6-16 for Guardian Angels, 400 E\rans, and impro'vements
outlined on plans dated Ivlay 30, 2006, subject to 5 conditions:
. Storin se\ver routing under the building be remo\Ted
. Fire l1ydrants and \vater main extended to create loop
. Parking lot be adjusted to add three islands as shown on revised parking layout
. O~ler story trees be added to the three new islands
. Letter of Credit be pro\rided in the amount of $50,000 as security for public
impro\Tements
Planning Commission Action rvIotion by _
Second by _
\Tote
Follow Up
CU 06-16 Guardian Angels expansion
Case File: 06-16
Page 2
Zoning:
Adjacent
Zoning:
PUD
N - PUD
E - C-3
S-PUD
W - R-4
Land Use: Public-semi public
Adjacent
Land Use:
N - High'\vay Business
E - Highway Business
S - Highway Business
W - High Density Res.
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lee
Parking
188 spaces are provided. No increase of employees or residents is proposed.
Proposed: 198 stalls
Landscape Remo'vi.ng: 7 conifer, 5 overstory trees
Replaced: 14 conifer, 5 deciduous trees
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Conforms: Land Use Plan - Yes
Zoning Code - Yes
Subdi",rision Code - Yes
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60 Day Rule:Action must be taken on this request by July 29, 2006
City Staff cOlnpleted a revie\v of tile proposal at an internal staff meeting on June 7th, and generated
se,\Teral comments. These connnents are outlined belo'\v.
Fire Hydrants/ Water
In tile revie\v of the project, it \vas determined that additional fire hydrants are necessal1T to serve the
ne\v addition. Tllese ITydrants would be located on the north and east sides of the addition, aldlough
the final locations have not been determined by the Fire Chief.
Parkina and Circulation
\vidl no increase of the number of beds, and no significant increase in dle number of staff, tile
parking requirements are not increased. Tile current lot configuration includes 188 parking stalls.
Guardian Angels proposes to expand the existing parking lot to the north, and add a second lot to
the east, increasing the number of stalls to 198. Staff \vould recommend that the parking lot be
adjusted, to include three new unpa,Ted parking lot islands: one at each end, and one in tlle middle.
Overstory trees added \vill help mitigate the sea of concrete concept and be consistent widl the
requirements of section 30-935. \V'ith these changes, 192 spaces would be provided on site.
It is not clear tllat parking lot ligllting is proposed. Should adclitionallights be added, they sllould be
directed R\Vay from adjacent residential units and pre\Tent glare on adjacent streets.
The parking lot to dle east \vill be accessed via a ne\v drive from the existing entrance off of E.vans.
The Fire Chief \vill need to approve the turning radii and dti\Te \vidth, as well a sprovide direction as
to the placement of necessary regulatory signage.
CU 06-16 Guardian Angels expansion
Case File: 06-16
Page 3
Landsccpina
The proposed expansion will encroach into an existing green space. Several trees will need to be
relocated or replaced. The landscaping plan de'veloped by the applicant includes foundation planting
around the perimeter of the new addition, installation of walks, a gazebo, and a perennial garden.
TIle landscaping plan also shows 8 new e\rergreen trees along the north side of the new parking lot,
\vitll 6 more along dle north side of the ne\v addition. With the exception of the parking lot tree
islands noted abo've, tlle landscaping plan appears to be consistent with the intent of the Ordinance.
Gradina, Drainaae and Utilities
The plan sho\vs storm \vater catch basins in the courtyard, one near the perennial garden, and 5
along the ne\v dri\re. These \vill feed into the existing detention pond on the east side of the
building. A portion of the storm se\ver \vill run under the new addition, which is not recommended
by the State Plumbing Code. Staff \vould reconunend that an alternative be pursued.
Standards for Issuance of a Conditional Use Permit (Section 30-654)
Tile issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. lf7ill not endangeJ~ il!Jilre or detriJJ1ental!y affect the use and eJ!jqyJJJent of other property in the iJJJJJJediate
vicini(y or the public health, safety, JIJorals, COJlifoJt, convenience or general 2ve!fare of the neighborhood or the
czty .
The expansion does not appear to negatively impact the surrounding area.
2. IJ7ill be consistent lvith the cOJJprehellsive plall.
The COlnprehensi\re plan guides the existing use at publici semi-public. The addition does
not represent a change from tlle original use.
3. If/ill not iJJpede the nOJ7Jial and orderlY develop'Jient and ilJprOVeJJJent of sJI17YJunding lJt1Cant properlY.
}\-1ucll of tlle adjacent areas l1a\'e not been de\reloped, therefore, the additional \vill not likely
impede furtller de\relopment. In fact, the rein,restment may be a catalyst for rede,\relopment
or reinvestment in the area.
4. IIril1 be served adequateb' 0' and lvill not adverseb' affect essential public facilities and services inchlding
streets, police and fire protection, drainage, refilse disposa~ 2vater and sewer !)lsteJIJS, parks and s"'lJools; and
lvillnot, in paJticulal~ create traffic congestion or inteiference with trajjic on acfjacent and neighboring public
thoroughfares.
Through the revie\v of the proposal, the police, fire, and utility divisions reyie\v the proposal.
Their comments or suggested conditions, if follo\ved, \vill serve to address any inadequacies.
5. lf7ill 110t involve Jlses, actitJities, processes, JJJaterials, equip/lient and conditions of operation that Jvill be
detrillJental to al!)' persons or property because of eo/,,<cessive traffic, noise, slJJoke, fillJJes, glare, odors, dllst or
IJib ratio ns.
It does not appear tllat tlle noise, traffic, smoke, etc causes negative impacts to tlle
surrounding property.
CU 06-16 Guardian Angels e~~ansion
Case File: 06-16
Page 4
6. If/illnot result in the destruction, loss or daJJJage of a llatllra~ scenic or histo/ic feattlte: of JJ1C!Jor ilJpoltallCe.
To staff's knowledge, there are no natural features in danger \vith the addition.
7. IPil1 ft/IIY conpfy lvith all other requile:JJlents of this Code, including al!)f applicable /e:quireJJJents and
standards for the issuance of a license orpe/7Jlit to establish and operate the proposed use in the ci!J'.
It is expected that the applicant will comply with all other requirements, including the Fire
Code, Plumbing, and building code.
If denial of sucll a permit sllould occur, it shall accompany recommendations or detetnUnations by
findings or a report stating ho\ov the proposed use does not comply with the standards set fordl in
Section 30-654.
In the review of the standards for CUP as outlined, it appears that the addition is consistent with all
of these standards.
Recommendation
Because tlle request is consistent \ovith the Standards for a Conditional Use Permit, Staff and the
Planning Commission recommend approval, subject to se\reral conditions:
Appro've a Conditional Use permit CD 06-16 for Guardian Angels, 400 E'vans, and improvements
outlined on plans dated Ivlay 30, 2006, subject to 5 conditions:
1. Storm se\ver routing under the building be remo\red
2. Fire hydrants and \vater main extended to create loop
3. Parking lot be adjusted to add three islands as shown on revised parking layout
4. Over story trees be added to the three ne\v islands
5. Letter of Credit be provided in the amount of $50,000 as security for public
unpro\Tements
CU 06-16 Guardian Angels expansion
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Case Number: CU 06-16
GUARDIAN ANGELS
GUARDIAN ANGELS CARE CENTER
EXPANSION PROJECT NARRATIVE
WHO WE ARE:
Guardian Angels is a non-profit, faith based organization whose mission is to share
Christ's love by serving seniors. Guardian Angels has, and continues to meet the needs of
area seniors for over 40 years by providing high quality health care, housing and support
services to the areas senior population. Guardian Angels is one of Elk River's largest
employers and is viewed by many as a great community asset, as well as being
recognized as a leader in senior services throughout Minnesota. This proposed expansion
project consists of an addition and renovation to the existing Guardian Angels Care
Center located at 400 Evans Avenue.
SCOPE OF THE PROJECT:
The proposed project consists of a 28,800 square foot single story addition as well as a
10,900 square foot renovation to our current facility located at 400 Evans Avenue. This
expansion would be a replacement of one of the current nursing units which currently
serves 42 residents. The project does not increase our licensed bed count of 120
residents. Currently there is a moratorium on adding new licensed nursing home beds in
the State of Minnesota, thus we can not increase our capacity.
The current facility was constructed in three phases 1965, 1973 and 1995. The rooms
that would be replaced were constructed in 1973 and are no longer desirable by the
clients we are serving due to room layout, size and function. Currently, the majority of
these rooms are double rooms with a shared water closet with the adjoining room creating
a situation where four individuals share one toilet. Additionally, the rooms are quite
small and present a very traditional medical feel.
The proposed expansion would allow us to create 42 private resident rooms complete
with added amenities in the rooms such as a small kitchenette, private showers,
televisions, telephone and internet capabilities. It also allows for the creation of two very
distinct services that are greatly needed in our community, these being short stay
rehabilitation and memory care for seniors.
The new addition would take on a more residential styled look, both internally and
externally. The design allows for resident neighborhoods to be developed with shorter
corridors, smaller lounge spaces, ample common area space, residential styled dining,
and larger resident rooms. The exterior will feature a mixture of building materials as
well as a pitched roof rather than a traditional flat roof, porches and courtyard space.
The ,existing portion of the facility that is being replaced will be renovated for a number
of uses. The existing north wing will be renovated to house our therapy department
which provides physical, occupational, and speech therapy services. These services are
currently lo,cated in the lower level in another portion of our facility. The south wing
would be converted to office spaces for our administrative/management staff The east
corridor will be renovated to take on a "main street" feel with features such as a library,
beauty/barber shop, possibly a bank and a guest room for visitors.
1
::';30/00
This project is one that will be state of the art and meets the needs of the residents we
serve today and into the future. Current trends in the aging services industry are to create
spaces that will better meet the needs of the aging baby boom population. These trends
include private rooms, greater amenities, specialized services, and increased choices. We
believe that this project encompasses all of these trends while meeting the needs of those
we serve today and for many years to come. Furthermore, we feel very strongly that this
project is one that the citizens of Elk River will be proud of and pleased to have in our
community .
HOURS OF OPERATION:
As a licensed skilled nursing facility by the State of Minnesota, we are required to have
staff on duty 24 hours per day and are open 365 days per year.
NUMBER OF EMPLOYEES:
Guardian Angels Care Center employs approximately 210 staff members. On a regular
day during the week we typically have between 90-95 employees working during a 24
hour period. On weekends this drops to approximately 72 employees during a 24 hour
period. Please note that these figures represent a 24 hour perio-d and that we do operate a
variety of shifts.
PARKING:
Currently the Care Center location (400 Evans) has 188 parking stalls. This proposed
project will result in the total number of parking stalls totaling 198. We believe that this
well exceeds the required number of parking stalls for this location.
SCREENING OF THE SITE:
We do not feel that there is a need for screening on this site due to our location. Our
location is at the end of a non through street (Evans) and is adjacent to commercial
property to the north. To the east is Highway 169 which already has a row of existing
pine trees along the highway.
BUILDING MATERIALS:
The building will be built to current local and state standards. We are proposing a mix of
brick, stucco and stone for the exterior of the building. The roof will consist of asphalt
shingles with possible standing seam metal roofing on the small awnings over the two
entries. The color scheme for the exterior will compliment the existing building which
will remain unchanged.
SIGNAGE:
The existing signage would be used to identify our location. We would add two signs to
identify the entries to our proposed specialty units which would match our existing
signage. These signs would consist of 34"X36" aluminum flat panel signs mounted on
two decorative posts and would be non-illuminated.
OUTDOOR STORAGE:
There would be no outdoor storage with this project.
2
SITE IMPACTS:
The existing site is relatively flat and open. Currently there is a parking lot located
within the propped building location. This parking area is being relocated within the site.
We would be removing approximately six trees which would be replaced elsewhere on
the site.
3
Elk River ___
Municipal Utilities
13069 Orono Parkway
Elk River, 11N 55330
phone: 763.441.2020
Fax: 763.441.8099
June 9, 2006
To: Jeremy Barnhart
Director of Planning
From: Bryan Adams D.. . ~
Elk River Municipal Utilities V~
Subject:
Guardian Angels Proposed Addition Evans Ave
At our June 6, 2006 staff review meeting, we discussed the proposed Guardian Angles
addition. The Elk River Utilities would request tlle follo\\ring items be addressed:
1) The electric service must be consolidated to 1 service. Our policy states that
1 property may have only 1 electric service.
2) Due to the size of the existing facility and extent of the proposed facility,
looping water mains around the site to enhance water quality and improve fire
fighting capabilities should be considered. We are currently re\Tiewing the
V.later main layout.
If )TOU have any other questions, do not l1esitate to calL
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