5.1. SR 07-11-2006City of Elk River Item Number
REQUEST FOR PLANNING COMMISION s.1
ACTION
Agenda Section Meeting Date Prepared by
Plannin Items ul 11, 2006 erem Barnhart, Plannin Mana er
Item Description Reviewed by
Guardian Angels Conditional Use Permit Scott Clark, Community Development
Director
Location
400 Evans Avenue
Introduction
Conditional Use Permit request to permit the construction of a 28,800 square foot, single story building
addition and 10,900 square foot interior renovation to the existing care facility at 400 Evans. No increase
of beds.
Attachments
• Location Map
• Narrative from applicant
• Letter from Municipal Utilities
• Site Plans and elevations dated May 30, 2006.
Action Requested
Staff is recommending approval subject to 7 conditions as outlined.
Planning Commission Action Morton by second by voce
Follow Up
CU OG-1G Guardian Angels expansion
Case File: 06-16
Page 2
Location: 400 Evans Avenue
Zoning: PUD Land Use: Public-semi public
Adjacent N -PUD Adjacent N -Highway Business
Zoning: E - C-3 Land Use: E -Highway Business
S -PUD S -Highway Business
W - R-4 W -High Density Res.
Parking 188 spaces are provided. No increase of employees or residents is proposed
Proposed: 198 stalls
Landscape Removing: 7 conifer, 5 overstory trees
Replaced: 14 conifer, 5 deciduous trees
Conforms: Land Use Plan -Yes
Zoning Code -Yes
Subdivision Code -Yes
60 Day Rule: Action must be taken on this request by July 29, 2006
Overview
The applicant is requesting Conditional Use Permit approval to permit the construction of a single
story addition on the north side of their existing facility at 400 Evans. The addition will be in place
of an existing parking and green space area.
The addition will include three "wings", forming a courtyard in the middle and a perennial garden
on the north side.
Architecture. The facade improvements will include asphalt shingles, stucco, brick, and stone. The
colors will include tans and browns, intended to compliment the existing structure.
The space will be used to relocate 42 existing beds in the facility. The expansion will allow Guardian
Angels to provide additional service and amenity to residents. There is no proposed increase to the
number of beds in the facility.
Analysis
City Staff completed a review of the proposal at an internal staff meeting on June 7rh, and generated
several comments. These comments are outlined below.
CU 06-16 Guardian Angels expansion
Case File: 06-16
Page 3
Fire Hydrants/ Water
In the review of the project, it was determined that additional fire hydrants are necessary to serve the
new addition. These hydrants would be located on the north and east sides of the addition, although
the final locations have not been determined by the Fire Chief.
Electric
In the review of the site plan, it was found that there are two electrical services to the building. Staff
recommends these two services be consolidated, per City policy.
Parking and Circulation
With no increase of the number of beds, and no significant increase in the number of staff, the
parking requirements are not increased. The 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 would recommend that the parking lot be
adjusted, to include three new unpaved parking lot islands: one at each end, and one in the middle.
C-verstory trees added will help mitigate the sea of concrete concept and be consistent with the
requirements of section 30-935. With these changes, 192 spaces would be provided on site.
It is not clear that parking lot lighting is proposed. Should additional lights be added, they should be
directed away from adjacent residential units and prevent glare on adjacent streets.
The parking lot to the east will be accessed via a new drive from the existing entrance off of Evans.
The Fire Chief will need to approve the turning radu and drive width, as well a sprovide direction as
to the placement of necessary regulatory signage.
Landscaping
The proposed expansion will encroach into an existing green space. Several trees will need to be
relocated or replaced. The landscaping plan developed by the applicant includes foundation planting
around the perimeter of the new addition, installation of walks, a gazebo, and a perennial garden.
The landscaping plan also shows 8 new evergreen trees along the north side of the new parking lot,
with 6 more along the north side of the new addition. With the exception of the parking lot tree
islands noted above, the landscaping plan appears to be consistent with the intent of the Ordinance.
Grading, Drainage and Utilities
The plan shows storm water catch basins in the courtyard, one near the perennial garden, and 5
along the new drive. These will feed into the existing detention pond on the east side of the
building. A portion of the storm sewer will run under the new addition, which is not recommended
by the State Plumbing Code. Staff would recommend that an alternative be pursued.
CU 06-16 Guardian Angels expansion
Case File: 06-16
Page 4
Standards for Issuance of a Conditional Use Permit (Section 30 6541
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrarterrtally ajf~t the use and enjoyma~t of other p~ in the imma~iate
vicinity or the public health, safety, morals, camfor~ conzpruence or general welfare of the neigh&~.aaal or the
city
The expansion does not appear to negatively impact the surrounding area.
2. Will be consistent with the cnmprelaertseze plan.
The Comprehensive plan guides the existing use at public/ semi-public. The addition does
not represent a change from the original use.
3. Will not i+npa~e the no»nal and orderly dezeloprna~t and vnprozon~t of surro~urrdmg z~rcant property.
Much of the adjacent areas have not been developed, therefore, the additional will not likely
impede further development. In fact, the reinvestment may be a catalyst for redevelopment
or reinvestment in the area.
4. Will be sen,~l adequately by and will not adversely affErt essential public facilities and servues irulirdmg
streets, police and fzre prvtaxion, drainage, nfirse disposal, wzter and sereer systens, parks and schools; and
zzill not, in particular, curate traf~ fzc ~gesttan or inxerfer with traffzc on adjacent and neighlxrrmg pubdic
thoroughfares.
Through the review of the proposal, the police, fire, and utility divisions review the proposal.
Their comments or suggested conditions, if followed, will serve to address any inadequacies.
S. Will not inzalte uses, activities, processes, materials, equipme!tt and cr~rditr'ons of operation that will be
detri~n~ttal to any persons or property b~ause of excessive traffic, noise, smoke, fianes, glare, odors, dust or
z~bratr'ons
It does not appear that the noise, traffic, smoke, etc causes negative impacts to the
surrounding property.
6. Will not result in the destruction, loss or damage of a natural scenic or historic feature of major brrportarrc~
To staff's knowledge, there are no natural features in danger with the addition.
7. Will fully 1' with all other requiro~ze~zts of this Cade, iruludmg any applicable rpquir~nerrls and
standarzls for the issuance of a lu~zse or permit to establish andopen-ate the proposal use in the city.
It is expected that the applicant will comply with all other requirements, including the Fire
Code, Plumbing, and building code.
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.
In the review of the standards for CIJP as outlined, it appears that the addition is consistent with all
of these standards.
CU 06-16 Guardian Angels expansion
Case File: 06-16
Page 5
Recommendation
Because the request is consistent with the Standards for a Conditional Use Permit, Staff
recommends that the Planning Commission recommend approval, subject to the following
conditions:
1. Site Plans dated May 30, 2006
2. The storm sewer routing under the building be removed.
3. Electrical services be consolidated to be consistent with City policy.
4. Fire Hydrants be provided and a water main be extended to create a loop around the
building, to ensure adequate water flow and fire protection to all points of the
structure.
5. The Parking lot be adjusted to include 3 islands as shown on attached staffs exhibit.
6. The Landscaping Plan be adjusted to incorporate 3 over-story trees in the new
islands.
7. A letter of credit in the amount of 10% of the cost of the site improvements with a
maximum of $50,000 shall be submitted prior to the releasing of the building permit.
CU 06-16 Guardian Angels expansion
Case File: 06-16
Page 4
Standards for Issuance of a Conditional Use Permit (Section 30 654
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not enclariger, injure or detrrin~ttally of Pert floe use and azaa~nna~x of other property in the invna~iate
zRCauty or the public health, safety, morals, crx~nfor~ c~zz.~tierice or ge~zeral welfare of the neighla~xxxl or the
czty.
The expansion does not appear to negatively impact the surrounding area.
2. Will be crnzristent with the crirrtprstre plan.
The Comprehensive plan guides the existing use at public/ semi-public. The addition does
not represent a change from the original use.
3. .Will not impale floe nom~al and orderly decelopriz~rx and improze-ite~t of surrn¢mding u~amt property.
Much of the adjacent areas have not been developed, therefore, the additional will not likely
impede further development. In fact, the reinvestment may be a catalyst for redevelopment
or reinvestment in the area.
4. Will be sere adequately by and will not adzersely affat essential public facilities and services irulu
struts, police and fire protxtion, drainage refuse disposal, z.~zter and seceer systens, parks and schools; and
will nod in partzcular-, create traffu congestion ar interfer~ica?with traffu on adjac~it and neighboring public
thoroughfares.
Through the review of the proposal, the police, fire, and utility divisions review the proposal.
Their comments or suggested conditions, if followed, will serve to address any inadequacies.
5. Will not irzzrrize uses, activities, processes, materials, equipm~it and ~rditions of operatr'on that will be
detrzineztal to arty persons or property Krause of excesszre traffic, noise, smoke, finnes, glare, odors, dust or
zRbrations.
It does not appear that the noise, traffic, smoke, etc causes negative impacts to the
surrounding property.
6. Will not result in the destruction, loss or damage of a nat~sra~ scenic or historic featuro of major irrcprrrtance
To staff's knowledge, there are no natural features in danger with the addition.
7. Will fully comply with all other ra3uir~iza2ts of this Cody including any applicable requi~rrazts and
standards for the issuarue of a lic~zse or permit to establish and op~er-ate floe prrrposa~ use in floe czty.
It is expected that the applicant will comply with all other requirements, including the Fire
Code, Plumbing, and building code.
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.
In the review of the standards for CUP as outlined, it appears that the addition is consistent with all
of these standards.
CU 06-16 Guardian Angels expansion
Case File: 06-16
Page 5
Recommendation
Because the request is consistent with the Standards for a Conditional Use Permit, Staff
recommends that the Planning Commission recommend approval, subject to the following
conditions:
1. Site Plans dated May 30, 2006
2. The storm sewer routing under the building be removed.
3. Electrical services be consolidated to be consistent with City policy.
4. Fire Hydrants be provided and a water main be extended to create a loop around the
building, to ensure adequate water flow and fire protection to all points of the
structure.
5. The Parking lot be adjusted to include 3 islands as shown on attached staffs exhibit.
6. The Landscaping Plan be adjusted to incorporate 3 over-story trees in the new
islands.
7. A letter of credit in the amount of 10% of the cost of the site improvements with a
maximum of $50,000 shall be submitted prior to the releasing of the building permit.
CU 06-16 Guardian Angels expansion
ADDITION F~ 1 T 2~ 26
~- R
~ w ~ ELK RIVE
I
LK N 34
. 5
w
~ I
IN
IL
TA
I
R
~ S A
RVER ~ PARKER LINCgLN TER R
CH OOL E
E
N ~
i
I
I Z
L
MENTRY ELEMENTRY o
o SCHOOL SCHO~JL ~
~ ~ ~
Q ~
I
A D ELK ~~
D Iv
I L .T,
w
I ~ Z
w
T -- ~
w I
Q--
~ TI
D Q
I
' ~~
-Q ~ ~ f
~ ~ ELK P4 a z
Q J
~ s R r - -- RIVER H ST. ~ B R N T QQQ
0
Z
I ~ o ~
0 E
o
o ~
w ~
o PLAZA T
°
cn ~T T ~ s . ~ o
v
a I N .~ ~
T
~ o
l T T `'~ v o
E K ~ o
I ~
~ ®
s sT. RIVER
e~' ® o 0
~ 5 ST PLAZ ~' ~o
2 5 ~
5 ~ ~
o
~
5
H T
4
1
~
DD ~
' ~
. , ~ . r
~ Q
®
~
I > ~ ~4tiP g ~ c I G~ Hti ~ ~,
~tJ-d H
- ~j
~
lv q
~~
~ j
q d w
l
T S
~
~I
~ i A' w
o'~ , ~
j?o
~ '~s ,q
`Qljr
~ ' O
~
I ~
f~ C 4 Z
4 H T E E T fG G~~
`~
1.
s~ ~
- Q
Q
o ~
~
~ ~°
~
~ SITE M
I
E T `S
.~ U
~
OL'C I R E z
~
I ~D I ~ ~ VI ~ RD " T.
I
-- ~
--
--
- di
--
-
-
- i4bb
-- lTlbN ~
-- ~ P
f
-
Y ~ i td >
~ ~, D
N T
VIEW w ~
2
AD o ~
ti
~
s
.
+
~ ~~.,~+ .
~~ ~~
+
34
35
I
I 3 2
" J Location Map
.~tY of N
E1 .~.
R1Ver Case Number. CU O6- 16 GUARDIAN ANGELS
GUARDIAN ANGELS CARE CENTER
EXPANSION PROJECT NARRATIVE
WHO WE ARE:
Guardian Angels is anon-profit, faith based organization whose mission is to shaze
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 aze 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 aze 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 located 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 feahues such as a library,
beauty/bazber shop, possibly a bank and a guest room for visitors.
S/ 3%`~~
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 aze open 365 days per yeaz.
NUMBER OF EMPLOYEES:
Guazdian 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 period and that we do operate a
vaziety of shifts.
PARIONG:
Currently the Caze 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 aze 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 pazking lot located
within the propped building location. This pazking area is being relocated within the site.
We would be removing approximately six trees which would be replaced elsewhere on
the site.
.^~/
Elk River .-; ..
Municip al Utilitie s
13069 Orono Parkway
Elk River, MN 55330
June 9, 2006
To: Jeremy Barnhart
Director of Planning
From: Bryan Adams
Elk River Municipal Utilities
Subject: Guardian Angels Proposed Addition Evans Ave
phone: 763.441.2020
Fax: 763.441.8099
At our June 6, 2006 staff review meeting, we discussed the proposed Guardian Angles
addition. The Elk River Utilities would request the following items be addressed:
1) The electric service must be consolidated to 1 service. Our policy states that
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 reviewing the
water main layout.
If you have any other questions, do not hesitate to call.
---------------------i THIRD ADDITI~-1
~~ W ~ ,~~
~ e~ ~$
EVANS AVENUE ~ ~~
1VOG 04 2~"u- -.38~ 89 ~ tN ~ ~
,~_
1
I ~ ~Xi9t. ~ *1~
• PARKU.~;'~
. ~
~ -
~ ~'
Ui
~1
X
~~ 1
~~
r
~
C 6
~ ~
~ ~~,
_.4
~~~~~.~~~~ a~~~~~J
:XI°T. CURB ~ ~~ ~,I~
Z~ e.
~~E
~ m
l
~~. --.
t. 1
m ~
~~.
C/7
a
b
z
c~
r
0
y
i~
-l
s h !~ 1 1 1 1 1 1 1 1 1 1 1 I~ I
i i i l i~ ~ l g l iA
~
~
~
~~~~ ~ x ~~
FILE COPY
m
z
v
m
z
T
Z1
Q
Z
m
r
m
D
n
~ Z m Z C ~
-+o~v„-~
C~7m0~~~Z
~~3Z v+z
c ~~ ~~
? --- ----
~~~
~9 v
~_
~9;~~
~ <~
,._Zv
~~g~~
~~
b~
=m
r
m
D
~D
n (p
~~
5m
'r
D
O~ O
C
b~
,2
m
D
O
Z
r~~
I I \
H
II
I
II
II
II
I
II
II
n- -
I
II
II
II
I~ -
n
II
I
LI_
n
~ -
Ir-
II
I~-
II
IC-
II
II
II
II
I
Fi
Ii.._.
I
II
II
I- -
~i
i
II
II
II
II
II
I
n- -
I
II
I
II
I~-
n
~~
rl
f~ -
I
II
II
II
14- -
I~
II
II
II
II
II
II
u
I f" -
II
II
II
II
II
II
II
II
LI- -
~uoo~ooo~oooo
~F~~
~~~~~~'§¢~§~ o
~~ Fss ~~~g NI
~~ ~~ ~~~~
~ ~~ ~~~
~ ~
~~
~ ~~'~~ ~=
!~
W ~ m
r
•
[V ~ ~ III' x °z
FILE COPY
n n
uZiZmZ G~
~ ~ m ~ ~ -
~~3z ~+z
o ~~ ~~
Z
=<~I~° .
~:. 4~' ; r
F
r f } -~
~~
l ~
~:. F'.'.~!.
+~ :.~
~~~
~
a
~ rs
nu'i
x.3;0
"?~E
~~~d
--~
I
~ ELK RIVER PLAZA
~ THIRD ADDITION
I
., F~
~.,...~ ..,r.,..~ ~ gg w e€
/~~
i ~
/ ~ i
m
r
~_
rn
r
D
N
D
N
Z
D
D
_~
O
Z
~ ~~
~ ~~
1 , ~ l .ice
~ r
~J
~ 9
~ s
~ ~
"'I
h---+ ~~ m
a ~ & ~
FILE COPY
s~~/o~
n
Zn~tZ m~
o~v„~~
,~,~~~~z
°3Z v+z
..~~ ~~
~~~ ~{
~~~ el
~~ y9
TiT ~In
_~Z;
~';~~
LgYgEO~
?8e~~
ii
I
it
I I
I I
I
I
r~
u
II
u
Ir-
I
II
II
H_ _
II
II
II
II
I I_ _
H
II
II
II
IL_
n
I
u
~-
I I
I I
II
II
I I- -
~I
II
II
II
~r -
fI~-
II
II
I_
11---
11
II
II
u
Ir-
II
II
II
II
~r
I
it
II
II __
H
II
II
~-
II
I
II
II
I I_ _
Y1
II
II
II
Ir -
ouooo~~or~oooo
~~~~~~~g~~~~~
~R~~~a ~~p~g o
~ ~ ~~~~
~~ ~~~~
s
~~ ~
~_
~m
r
m
D
O
z
u
Ir
u
I r-
I
u
I I
I
I I
I I
I
II
u
I~
I
I I
II
I
I I
u
I I
ii
ii
Lr
II
II
II
H
Ir
I~/
YI
II
~-
II
II
I
rt
li
II
I
II
h
L1
Ir-
I ~--
II
II
II
11-
I
II \
II
II
~~~-
~~
I~
ii
II
II
II
II
u-
}U--
LT -
IL.__
fl
II
II
II
u
Ir-
II
II
II
H
(=~
II _
H
II
~~
~~-
C1
~I
I
~~ _
~'
I
~I
~I
„_ _
~~
II
I
II
I I
~,-
~~
u
Ir-
II
II
II
II
~r
I
II
II
II
II
I I
II
H_
II
u
I
u
li
H-
I I
II
II
II
II
IC-
II
Ir_
II
1~-
L~
~r
ft _
Ik=
Ir-
IL_.
IH-
II
IG-
I
II
II
II
II
FL _
I
II
u
II
IL_
H
ft
~ =~~
m
r
N
W m
Iq
L ~ _ ~' 8 Z
~e~~ copy
~~~i~~
n
vZiZmz G~
-~o~v_„
O ~ 3 ~ m ~
Z-- ---~
~ ~-
+~ ~3
9=~
s .sir 9 D
~ ;~~
gs~u~
/l/
G
T~
/V
V
D
Z N
~~
~~ ~~
m ~~
~ ~~
A..
~ a
O m
~{
3 m A~
~~
° ~~
aN v
~
O
NN
~~
vv
~
-
~~
~~ ~
E
~
wm
t
al
n
~1
1
¢
O
r
NIA
~~~
e
~ ~ K'
~ n
~~~ ~
~~~ ~
~--F-
~_
b
II
P ~ O
w ~ ~
N
0
`° D
w
m
N
V
N
Of
N
Z
D
D
_o
--~
O
z
~~
~J I I I I I I I I I I I I I I I ~A~-~--
~-
,-
o
_/
~~
~=~v ~ o
0
0o m ~ Z~'
~ {
_~ /~ 'Cj
- w ~ r ~,
~~a i _~
•
~~ m
~~ x z
~ ~B 4~
+ ~i~
~
;
~
$ ~
~~
~._~
£g~~
FILE COPY s~