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Home My WebLink About[06] CentraCare Development PlanT~~ cc~~ nx~ ~~: ac)Savtt Council Agenda Item 6 MEETING DATE: AGENDA ITEM: SUBMITTED BY: STAFF RECOMMENDATION: April 8, 2008 Centra Care Development Plan Administration, [Judy ] Approve the Development Plan as submitted and request the Council execute a Development Agreement between the City ofi St. Joseph and Centra Care for the construction of a medical facility. PREVIOUS PLANNING COMMISSION ACTION: In March the Planning Commission reviewed the preliminary plat for Coborn's Realty Company. The purpose of the plat was to reconfigure two lots in the Buettner Business Park so that one lot could be sold to Centra Care for the new facility. BACKGROUND INFORMATION: The packet includes review comments from the City Staff. As you will notice there are comments in [brackets] which I have added. During review we noted that additional detail was needed. I contacted Steve Kalkman, SJA for further detail. As staff we are recommending approval of the development plan as they have met all the requirements. Once the Planning Commission approves the site plan, staff will draft the Development Agreement which will memorialize the site plan details assuring Ordinance Compliance. Staff did note that the plans submitted where complete and questions were resolved quickly. ATTACHMENTS: Site Plans, MDG Review Comments, Inspectron Review Comments and Engineering Review Comments. REQUESTED PLANNING COMMISSION ACTION: Approve the site plan as presented and request staff prepare the Development Agreement for Council approval. IJI~ March 10, 2008 CentraCare Clinic St. Joseph RE: Planning Committee Submittal for March 10, 2008: Please review the information enclosed this development information and planning approval. Also, review the parking ordinance and confirm approval of new and future parking i$ acceptable for this multi-phased project. CentraCare Clinic - St. Joseph provides primary care services in ahigh-quality, cost-effective and caring manner to patients of all ages. The clinic offers full imaging and laboratory capabilities. Current Clinic Hours: Monday, Tuesday, Wednesday, Friday - 8:30 a.m. - 5 p.m. Thursday - 8:30 a.m. - 4 p.m. CentraCare Clinic does comply with the development requirements for the amount of durable materials including cast stone, aluminum panels and stucco metal panels. The site plan shows 129 parking spaces with cross easement parking agreements with the full development. CentraCare requests acceptance of the calculating of parking based on 7 parking spaces per physician as noted in the Ordinance 52.10 subd. 4 f) in lieu of the 110 SF of net floor area. Based on 7 parking spaces per 7 physicians (49 required), they far exceed the required parking needed. The facility can be expanded to be mirrored and have a .partial second floor allowing up to 24 total physicians at this site. Parking can be expanded also in future projects based on the above amended parking ordinance. Please review this information and provide planning approval. SJA is currently developing this building plan for construction this summer. Sincerely, ~~~ Steve B. P. Kalkman, AIA , NCARB SJA Architects Partner *~.~ ~ ~~~i~x~~~4y; APPLICATION FOR PLANNING CONSIDERATION CITY OF ST. JOSEPH 25 College Avenue NW Fee S P. O. Box. 668 Paid St. Joseph, MN 56374 Receipt a (320}363-7201 or Fax (320}363-0342 Date STATE OF MNNESOTA ) COWi TY OF STEARYS) ~/~,, i, ~ - ' ,~., ` NAbtE: --`'"i ~ ~ IK"ivC ""`V~ '~ PHONE: ~20 ~ 2S ~3 ".~ij O ~ e ADG)RESS• 2,e)'i'~ 1l~~'~" ~+0 5~ Gcu~1h ~~ ~(o3d3 T- UWe. the undersigned, hereby make the following application ro the City CounciF and Planning Commission oP the Ciry of St. ]oseph, Stearns County. b[innesda. (Applieann have the responsibility of checking all applicable ordinances pertaining ro their application and complying with all ordinance requirements): I. Application is hcreby made for : (Applicant must check anyfall appropriate items) Rezoning Zoning Ordinance Amendment Home Occupatien Unit Surface Water Management Plen {Goading Permit) PUD Building Mover's Permit Building Moving- Owner's Permit ~,_ Devetopment Plan Approval Other, please specify: 2. Legal description of land to be affected by applica 'o~cludin ac ag~~ uaro footage of land involved, and street address, if any (anach additional sheet ifnecessary): 3. Present zoning of the above described property is: )'; "2 ~ Ll i•~/h7 r ~ ~ CIs l/'~ ~`'SS bt ~ (~ 4. Name and address of the present owner of the above described lend: Coborn Realty Compare Limited = . Partnership, 1445 East Hicrhwav 2 St C ou MN 56304 5. Persons, firms, corporations or other than applicant and present owner who may or wiH be interested in the above described land or proposed improvements within on year after issuance of permit applied for. if granted, ere: 6. Attached to this appi[cation and made a part thereof era other material snbmtsaton data requiremeats, ea lndtcated. ~ 0 ApplleantSlgnaWre: ~ ~ Date: ` 3/11/08 Owner Signature: Date- FOR OFFICE USE OM.Y DATE APPLICATION SUBMITTED: DATE APPLICATION COMPLETE: Planning Commission Action: Recommend Approval _ Recommend Disapproval Date of Action Data ApplicantlProperty Owner nod'fied of Planning Commission AGion: City Council Action: Approved Disapproved Date of Action Date Applicsn[/Pro¢e[ty Ownec notified of Ciry Council Action: Z -....II ~~ u' i, ~.~i c ----------- :ik ~ '. 7r „R7-n ~~a L__. -_._- _ ~~ ~ w 'AI I 1,{{_-_- -~'_ I ~ ~y' 4,b ._ ~I~ •1 III i 'a ~~ _.:1 r. ~. - II _i <> ~-- - =-- i a'~ e' j_-__ ~ ~~ :iF ~. Ilya s ?•. ## 11 „~,,~F -_ ~~~-.~ i ,~ : - ~~ ~~ . o,i; , ~, , ebb i 1 LKi ~~ it ~ ~ s a :I n .~ i c~~ ~ ~.._ i_. II < ~~ t i ,,. '~, .~8 , l .n n ~ .. __ ~" jn i.. Z~gti~1. ~e 6 _ ~4 .* a~~°? x ~' S~'. i . ~.:i t 4 1 Iq6 . 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JOSEPH, MINNESOTA "~' Phone: 320-251-4553 / ~waurm TM UTILITY PIAN faz:320-251-6252 0 p 200¢ www.OGwt,oomm are ~~ uc wo. 2~ ro, t0S010rZ MUNICIPAL DEVELOPMENT GROUP, INC. DATE: March 26, 2008 MEMO TO: Judy Weyrens, -City Administrator FROM: Cynthia Smith-Strack, Municipal Development Group RE: CentraCare Clinic Site Plan BACKGROUND CentraCare Health Systems has submitted a site plan fora 12,815 SF medical clinic at the southeast quadrant of the GR 133/Elm Street intersection. The St. Joseph Clinic as proposed is designed to accommodate an additional 9,251 SF future expansion bringing the total square footage of the. structure to 22,066. The clinic will be located on the parcel legally described as Lot 2, Block 1 of the Coborns Realty Company plat. The proposed clinic is part of a planned unit development which includes the remaining two lots of Block 1 of the Coborns Realty Company plat. The PUD will accommodate a unified mixed use commercial development consisting of the clinic, a potential supermarket, and a potential multiple tenant commercial facility. The PUD allows for uniform development standards, design synergies, joint parking facilities, and joint sto:rmwater management methods/facilities. Site plans for the potential supermarket and multiple tenant commercial facility have not been submitted at this time. If/when those developments are proposed for construction, site plan review/approval shall be required. The following are pertinent sections of the Zoning Ordinance applicable to the CentraCare Clinic site plan: Section 52.09 PUD Overlay Section 52.10 Off-Street Parking Section 52.11 Signs Section 52.12 General Pertormance Standards Section 52.21 Transportation Corridor Overlay Section 52.32 B2 Highway 75 Business District A review of applicable zoning standards follows. This review does not address Building Code or engineering requirements. REVIEW Section 52.09 PUD Overlay The PUD Overlay district allows for the uniform development of one or more lots, tracts, or parcels of land to be developed as a single entity, the plan for which may propose density or intensity transfers, density increases, mixing of land uses, or any combination thereof which may not correspond in lot size, bulk, or type of dwelling or building, density, intensity, lot coverage, parking, required common open space, or other standards to zoning use district requirements that are otherwise applicable to the area in which it is located. CentraCare Clinic Site Plan The proposed clinic was subject to PUD Plat review previously.. The PUD agreement allows for joint parking facilities, shared access and drive aisles, common. design elements, and joint storm. water management for all three lots within the Coborns Realty Company Plat. The site plan review constitutes the PUD plan review for this structure. Future structures within the PUD will undergo plan review at the time construction is eminent. Section 52.32 82 Highway 75 Business District Section 52..09, PUD Overlay is superimposed on the underlying zoning classification. In this case the underlying zoning classification is the B2 Highway 75 Business District. Proposed Use: The proposed use, a medical clinic, is permitted use in the underlying zoning district and, therefore, allowed under the PUD overlay. Performance The PUD overlay allows for density transfers from one location within the Standards: PUD to another; consequently lot. sizes and widths may be less than those required in the underlying zoning district. Lot width and size standards are not applicable to this development. It is noted the proposed lot exceeds both lot width and lot size requirements within the underlying zoning classification. Under the PUD overlay, setback requirements within the underlying zoning classification must be achieved. Required setbacks for the subject parcel are: front yard - 20 feet; side yard - 10 feet; and, rear yard - 10 feet. The proposed structure fronts on Elm Street ,and is illustrated with a front yard setback of 160 feet; side yard setbacks of 90 and 100 feet (including expansion); and, a rear yard setback of 20 feet. [The proposed structure conforms to setback requirements.] Building heights under the PUD overlay revert to the underlying zoning classification. The maximum height in the B2 Highway 75 Commercial District is three (3) stories or forty (40) feet whichever is less.- Although exterior profiles are included. in the application packet, neither a scale or a written notation as to building elevation is included in the application. The facility is proposed to be a single story; therefore presumably the height will not exceed forty (40) feet. [Owner Representative" has indicated that the building will be under 20' in height and when the second story is constructed the building will not exceed 36' .meeting the Ordinance requirements] Maximum structural coverage in the B2 Highway 75 zone is limited to sixty percent (60%) of the lot area. The PUD overlay allows for variation in structure coverage if approved by the City. The proposed structure (including future expansion) totals 22,066 sf; the lot area totals 163,756 sf. Therefore, s#ruoturai coverage proposed is 13.4 percent of the lot area, well below the maximum allowed. [The proposed project conforms to maximum structural coverage standards.] Parkins: The PUD overlay defers to the underlying zoning district and off-street parking standards included in Section 52..10 of the Zoning Ordinance, except that the City may reduce the required number of parking spaces provided PUD applicants submit information demonstrating a reduced need for parking. The applicable PUD agreement allows for joint parking facilities within the PUD Plat but requires applicants provide evidence that enough parking exists at the time of approval of site plans and common ownership documents allow for joint parking and drive aisles. In addition CentraCare Clinic Site Plan 2 the PUD agreement requires employees be required to park in areas as designated on the site plan. Section 52.10 (Off-Street Parking) requires medical clinics provide one (1) space for every 250 feet of floor area. Floor area is defined as the gross floor area used for services to the public including areas occupied for fixtures and equipment used for display or sale of merchandise, less ten (10) percent. It is noted the proposed clinic floor plan identifies several areas for employee offices, storage, and cleaning totaling 3/130 sf (full build out), this square footage. can be deducted from the building area as per the definition of floor area. The following calculations determine the amount of parking required. Total Bdl SF 22,066 Minus 3,130 0ffices, stora e, etc. E uals 18,936 dusted SF Minus 1,894 10% deduction E uals 17;042 Net SF a licable Ord. Standard 110 sf Per stall Re uired stalls 155 Without adjustment for joint use, the required amount of parking spaces for the proposed development is 155. The site plan illustrates 208 parking stalls. The proposed amount of parking stalls exceeds ordinance requirements. Again, it is noted the PUD agreement allows for joint parking in the future if/when additional structures are constructed. Loading: The PUD overlay defers to the underlying zoning district and off-street loading .requirements included in Section 52.10 of the Zoning Ordinance. Section 52.10 (Off-Street Parking) requires loading berths in connection with any struc#ure exceeding 5,000 sf in area that requires the receipt or distribution of materials or merchandise by trucks or similar vehicles. The. floor plan and the site plan sheets submitted with the subject application do not include provisions for loading berths. The clinic will not take receipt or distribution of materials or merchandise by semi-trucks or similar vehicles. The Ordinance standard for loading is not applicable to this project. Building The proposed clinic is subject to building design and exterior material Exterior: standards under this Section (52.32) as well as those included in Section 52.21 (Transportation Corridor Overlay). When in conflict the most restrictive standards prevail. The B-2 Highway Commercial District requires fifty percent (50%) of all four walls of principal structures not . including windows and doors consist of materials comparable to: face brick, natural stone, glass, stucco, aluminum lapsiding, cut block, and decorative concrete block. Section 52.21 (Transportation Corridor Overlay).. of the Zoning Ordinance, simply requires building materials be typical of those prevalent in commercial areas, including, but not limited to, stucco, brick, CentraCare Clinic Site Plan g architectural block, decorative masonry, non-reflective glass and similar materials. The building is proposed to be a steel frame structure finished with cultured stone, pre-manufactured stucco panels and aluminum composite- panels. Steel frame structures are allowed within the B2 District provided a concrete block or poured concrete complete perimeter foundation with frost. footings. extending a minimum of eight (8) inches above the final grade. Foundation details have not been included in the application. [Theowner representative has indicated that the foundation will be insulated formed concrete meeting the requirements:: Therefore the proposed structure meets the requirements of the Zoning Ordinance relating to building type and exterior finish materials.] Screening: Section 52.32 (B2 District) of the Zoning Ordinance requires screening of HVAC equipment and garbage storage areas. The site plan does not illustrate the proposed location of HVAC equipment and illustrates a dumpster positioned south of the proposed employee parking area. The site plan doesn't include detail regarding proposed dumpster enclosure. [The owner representative has indicated that the HVAC will be located on the top of the building and will be screened with metal louver meeting the Ordinance requirements.] Li htin Section 52.32 requires lighting be hooded and not directly positioned so as to trespass onto CSAH 75 or areas exterior to the development. The PUD agreement requires light. trespass not exceed one candle foot at the centerline of an adjacent boulevard. The application includes information regarding proposed luminaries but the site plan does not illustrate proposed location thereof. [The Lighting plan as submitted meets the Ordinance requirements.] Curbing Section 52.32 (62 District) requires installation of high-back curbing for all drive and parking areas.. The site plan illustrates curbing adjacent to drive aisles and parking. areas. It is noted storm water infiltration structures could impact curbing- adjacent to landscape medians internal to the parking lot. [This standard appears to be met; however, additional discussion may be needed.] Landscaping: Section 52.32 requires a unified landscaping scheme for the proposed development. The PUD agreement requires review of landscaping plans at the time of site plan approval. The proposed clinic site includes a unified landscaping plan which is discussed further later in this report. Section 52.21 Transaortation .Corridor Overlay District Section 52.21, Transportation Corridor Overlay District is superimposed on the underlying zoning classification (62 Highway 75 Business District). Section 52.21 is intended to enhance the visual appearance of the corridor and to protect and promote the appearance, character, and economic values along the corridor and the surrounding neighborhoods. The district is furthermore intended to maintain the long-term function of arterial and collector roadways. Additional Within the Transportation Corridor Overlay, all buildings must maintain Setback: a minimum setback of forty (40) feet from the CSAM 75 right-of-way. The proposed structure fronts on Elm Street making the rear yard adjacent to CSAH 75. The proposed structure is setback 20 feet from the property line. The property does not abut CSAH 75 right of way, but rather the CentraCare Clinic Site Plan Wobegon Trail/MnDOT Railway corridor. The trail corridor right of way exceeds twenty feet in width. [Therefore proposed structure setback greater than: 40' .from the. CSAH 75 ROW meaning the request conforms. to setback requirements under Section. 52.21 of the Zoning Ordinance.] Parking Additional parking lot standards apply within the Transportation Corridor Standards: Overlay, said standards are in addition to those required under Section 52.10 of the Zoning Ordinance. specifically, A. Parking areas shall be designed and located. so as to have minimal visual. impact along transportation corridors. Lots with rear-yards abutting. transportation corridors shall accommodate parking in side and/or front yards as allowed in the underlying zoning classification.: Lot orientation is toward Elm Street .resulting in CSAH 75 being adjacent to the rear yard of the subject lot: Therefore, the parking lot must meet the requirements of the underlying zoning classification and Section 52.10 of the Zoning Ordinance. [The request conforms to this standard.] B. Where a development application covers land located adjacent to an existing parking lot used for similar purposes, a vehicular connection between the parking lots shall be provided wherever possible. For development applications adjacent to vacant properties, the site shall be designed and constructed to provide for a future connection. [The PUD conforms to this standard] in that the clinic parking is intended to be connected with future parking areas in Lot 1 and Lot 3 of the Coborns Realty Company Plat: The required. connection. as allowed for on the clinic site plan will be from the northeast portion of the parking lot which has a median without landscaping which will be removed to provide joint access. C. Parking lot landscaping.. All development sites shall landscape - an area equivalent to fifteen (15) percent of the total area of the required parking lot. Said required landscaping shall be employed within the subject parking lot and adjacent to walkways within and leading to/from the subject parking tot. The site plan illustrates landscaping featuring: (1) a vegetative planting strip adjacent to the rear lot line and the western exterior of the PUD highlighted by 15 Honey Locust trees; (2) landscaped boulevard/parking lot medians featuring manicured lawn, mulch and ten Autumn Maple trees; and, (3) a vegetative strip adjacent to the employee parking area and a bicycle trail. [The proposed site. plan meets the requirements of this section; however, when expanded the parking lot will need to include additional vegetative islands (i.e. replace the two concrete islands near building front with vegetation). This provision will be placed in the Development Agreement for future improvements. ] Sign Additional sign standards apply in the Transportation Corridor Overlay Standards: District. CentraCare Clinic Site Plan A. Free-standing signs shall not- be placed nearer than twenty (20) feet from the nearest edge of the transportation corridor right-of- way. One freestanding sign located near the intersection or CR 133 and Elm Street is illustrated on the site plan. The sign is well over twerity feet from the edge of the CSAH 75 right of way. The site plan conforms to this requirement. B. Free-standing signs within .the required landscaped greenway shall be designed in a manner complementary to the .landscaped greenway. The sign is not situated within a landscaped greenway. C. Free-standing identification signs shall have aloes-profile design not more than eight (8) feet in height and shall be designed to complement and reflect the architecture of the building. [While a sign has been illustrated on the site plan, the only approval at this time is the location of the sign. The owner will provide separate sign detail before construction and the sign will conform to the Ordinance requirements.] Site Design Additional design standards apply in the Transportation Corridor Overlay Standards: District. A. A forty (40) foot landscaped viewshed is required within the rear yard of the proposed clinic. The 40 foot landscaped buffer is measured beginning at the edge of the CSAH 75 right-of-way nearest to the proposed clinic. As previously identified, the CSAH 75 right of way is separated from. the proposed site by the Wobegon Trail/Railway, right of way. The site plan includes a 20 foot landscaped stripe in the rear yard, in addition, the trail corridor right of'way exceeds twenty feet in width. Therefore a greater than forty (40) foot viewshed has bee preserved. B. Utility lines, including electric, cable and telephone, to serve the development project shall be installed underground. All junction and access boxes shall be screened. All utility pad fixtures, meter boxes, etc. shall be shown on the site plan and integrated with the architectural elements of the site. [The owner representative has indicated .that all the lines will be underground and the access boxes will be screened with living material]. C. Trash containers must be enclosed within a fence under Section 51.12 of the Zoning Ordinance. In the Transportation Overlay, chain link fences, including those with slats are prohibited when visible .from the. public right-of--way. The proposed trash enclosure will be visible from CSAH 75. [The owner representative has indicated that the receptacles will be screened with a rock panel,] D. Mechanical equipment must be shielded and screened from the public's view and designed to be perceived as an integral part of the building. [As stated above, the equipment will be located on the roof and screened as per Ordinance.] Bldg Design Additional building design standards apply in the Transportation Corridor CentraCare Clinic Site Plan Standards: Overlay District.. A. All buildings within the property shall be developed as a cohesive entity, ensuring .that 'building placement, architectural treatment, vehicular and pedestrian circulation and other development elements work together functionally and aesthetically. Architectural treatment shall be designed so that all building facades of the same building (whether front, side, or rear) that are visible from the public right-of- way, shall consist of similar- architectural treatment in terms of materials,. quality, appearance and, detail. 1-he approved PUD facilitates the development of all three lots within the Coborns Realty Company Plat as a .cohesive entity. The clinic parking :has been designed to accommodate additional development on lots one and three of the Plata The applicant should be directed to work with other property owners to develop a master sign plan which would help assure signage patterns work#ogether functionally and aesthetically. The initial building placement as illustrated on the preliminary PUD plat results in a cohesive.. entity. Architectural treatments for additional site development will be examined in conjunction with site plan review; however, future development .will be expected to ,. compliment the approved clinic structure. The proposed clinic meets this standard: B. :Clustering. The Coborns Realty Company plat has been developed as a PUD allowing clus#ering and cohesive design. Buildings shall be arranged in a manner that creates well-defined open space that is viewable from the traveled portion of the corridor. As illustrated in the preliminary PUD plat, the buildings. are to be oriented on subject lots in a manner that complement each other and preserve the 'viewing corridor adjacent to CSAH 75. The proposed clinic meets this standard, C. Architectural Appearance/Scale. New buildings shall have generally complex exterior forms, including design components such as .windows, doors, and changes in roof and fagade orientation. Large flat expanses of featureless exterior wall shall be avoided. The treatment of buildings shall include vertical architectural treatment at least every 25-30 feet. to break down the scale of the building into smaller components. The proposed building represents a complex exterior form including variations in building height, building depth, and fenestrations ,(windows & entries). The building's bulk is nicely broken up by the implementation of variations in building wail height and depth and the proper placement of windows and entries. The proposed clinic meets this standard. D. Orientation. Building facades and entrances should be oriented in a manner toward the primary means of vehicular access. The proposed structure is oriented toward the lot front and access from the proposed parking lot. Access is provided through a covered drive up -drop off which is separated from pedestrian walkways by a high back curb. The proposed clinic meets this standard. E. Architectural details shall continue on all facades visible from the public right-of-way. Architectural details are carried through on all four sides of the proposed structure. Architectural details CentraCare Clinic Site Plan and building materials as previously described meet. the intent of this Section. F. All outdoor lighting fixtures shall be down-directed, with light trespass not to exceed 0.5 foot-candles at the property line. All island canopy ceiling fixtures shall be recessed. Whenever possible commercial lighting should be reduced in volume/intensity when said commercial facilities are not open for business. (As stated above, the Ordinance requirement is met.] Section 52.10 Off-Street Parking Section 52.10 contains standards for off-street parking within commercial districts, including the B-2 District. # of Required Without adjustment forjoint use, the required amount of parking spaces Malls: for the proposed development clinic is 155. The site plan illustrates 208 parking stalls. The proposed amoun# of parking stalls exceeds ordinance requirements. Again, it is noted the PUD agreement allows for joint parking in the future if/when additional structures are constructed. Surfacing: Commercial parking lots are required to be surfaced with. concrete, bituminous, pavement or paver stones. The site plan illustrates parking stalls ;and striping but does not illustrate type of surfacing. [The owner representative has indicated that the parking lot will be bituminous surfacing with perimeter curbing as required by the Ordinance.] Curbing: Section 52.10 requires perimeter curbing around the parking lot. The site plan illustrates required curbing. [The owner representative has indicated that the curbing will met the Ordinance requirements.] Circulation: Section 52.10 requires vehicular circulation internal to the parking lot. The site plan illustrates parking will not utilize streets or driveways to support vehicular. circulation. The site plan is consistent with this requirement. Dimensions: The site plan does not include parking stall dimensions or a scale. The parking stalls proposed appear to be ten feet wide by 20 feet deep. The minimum required by the zoning ordinance is 9 X 17.5 feet. [The owner representative has indicated that the .parking lot dimensions will met the requirements including the bumper overhand requirement.] Other: The City Engineer should review drainage and .lighting plans.. The Building Official should comment on adequacy of emergency lanes. Section 52.19 signage Section 52.11 contains standards for commercial signage. Adequate information regarding signage has not been submitted at this time. (Sign detail is .not provided at this time. The plan indicates where the sign will be located and the owner will met all the Ordinance requirements. Section 52.12 Genera! Pertormance Standards Section 52.12 of the Zoning Ordinance contains general standards applicable to all areas within the City. Applicable standards within Section 52.12 relate to fencing and landscaping. However, CentraCare Clinic Site Plan fencing standards are more restrictive under the Transportation Corridor Overlay, therefore, those standards (addressed previously) apply. Section 52.12 also requires the lot area remaining after providing for parking, driveways., loading, sidewalks or other requirements shall be planted and maintained in grass, sodding, shrubs or other acceptable vegetation or landscaping techniques. The proposed project meets this standard. CentraCare Clinic Site Plan 9 Insp~e~tror»~ ~~~ Memo To: Judy Weyrens, City Administrator From: Ron Wasmund, Building Official CC: Date: March 28, 2008 Re: Centra Care Preliminary Site Plan Review Background Centra Care is proposing to construct a Medical facility in the area of Co Rd. 133 and Co. Rd. 75. The parcel is located on the eas# side of Co Rd. 133 immediately north of the Wobegon Trail. The proposal is for phase I of medical clinic consisting of 12,815 square feet. -The potential second phase is another 9,251 square feet. The facility is proposed to be constructed on a separate 3.76.. acre parcel as part of a larger 3 lot development. Comments Zoning District is 6-2 Hwy 75 Business Permitted use - 52.32 Subd. 2(d) Medical Services Setback Requirements 52.32 Subd.6 Minimum lot size -10,000 s.f. Actual lot size 3.76 Acres 163,785 s.f. Minimum width - 100 L.F. Actual Minimum Width Greater than 100' Property adjacent to Co Rd 75 must have a 10' landscaped setback from the highway right of way line. The Wobegon Trail is located between the highway right of way and the Centra Care property line. Front Yard - 20' setback P/L Actual greater than 20' • Page 1 Side Yard -10' setback'to P/L Actual greater than 10' Rear Yard -10' setback to P/L Actual greater than 10' Building Height 52.32 Subd 7 3 stories or 40' max Actual 1 story less than 40' Site coverage 52.32 Subd. 8 60% structure or combination of structures. Actual Phase I 12,815 s.f. = 8% Actual Phase II 9,251 s.f. = 6% Actual Total 22,066 s.f. _ 14% Parking 52.32 Sub 9(a) 1 space/110 s.f. net floor -area or 7 spaces/doctor whichever is greater. Phase I 12,815 s.f. = 116.5 spaces /110 s.f./space Phase 11 9.251 s.f. = 84 spaces 110 s.f. Total = 200 spaces Phase I is reported to have 7 doctors 7 spaces/doctor x 7 doctors 49 spaces Total possible doctors = 24 24 x 7 = 168 spaces The greater parking requirement is the 110 s.f. = 1 space. Actual Plan shows 129 Phase I stalls 79 Phase II stalls Total 208 Stalls Proponents are asking to use the parking requirements based upon physicians due to cross parking easements with Coborns. Total developed site parking based upon 1 space/ 110 s.f. = 200 Based on doctors =168 Difference is 38 spaces • Page 2 Building Exterior 52.32 Subd 9(c) 50% of all 4 sides are required #o be face brick, stone, vinyl, stucco, cut block or other decorative materials. Exteriorfinishes are proposed to be a combination of architectural panels, cultured stone, and stucco materials on the entire surface thereby exceeding ordinance. Screening 52.32 Subd 9(d) All HVAC and refuse storage areas must be in a location approved by the Planning Commission and screened. No HVAC or refuse storage shown on the plan. Lighting 52.32 Subd. 9(e) All lighting is required to be hooded with no light directly striking Co Rd 75 or area & off the development. The submitted lighting plan shows compliance. Stops and Curbs 52.32 Subd 9(f) B-612 curb is required for all drive and parking areas. Curb design must be submitted for review. Landscaping 52.32 Subd. 9(g) and 52.21 Subd.6 (c) A unified landscaping plan is required for the development. Parking lot landscaping must equal 15% or parking lot. A preliminary plan was submitted but shows sparse details. Amore detailed plan is needed for review. Signs - 52.32 Subd 9(h) and Ordinance 52.11 A sign concept has been illustrated. A final sign design must be submitted for approval which details compliance with Ordinance 52.11. Specific details must show conformance to Subd. 7, Subd. 10, Subd. 11 and Ordinance 52.21 Subd.. 7. Lock Box 52.32 Subd. 9(1) A lock box is required to be installed, before Certificate of Occupancy allowing for fire department access. • Page 3 General Comments Complete Architectural Plans must be submitted for Code review before issuance of a building permit. Fire Hydrants must be located 50 to 75 feet away from exterior walls of the building. International Fire Code Section 503.1 An approved fire apparatus access road shall be provided for every facility, building or portion of a building. The fire apparatus access road shall extend to within -160 feet of all portions of the facility or any portion of the exterior wall of the first story of the building as measured by an approved route around the. exterior of the building or facility. This dimension can be increased by the Code Official when the building is equipped throughout with an approved automatic fire suppression system. Provide details of access to the back of the building. (South side). Findings Based upon review of the preliminary building and site plan documents the proposed project is compliant with the permitted uses of the B-2 Zoning District. The project complies with the minimum lot size, lot coverage and setback requirements of the district. Parking demand based upon 1 space. per 110 square feet calculates to 200. spaces required for both phases I and II. The site plan shows a total of 208 spaces vvhich meets the requirements. The proponents are requesting the parking. caicula#ion to be based on the number of doctors. With a total potential of 24 doctors 168 parking spaces would be required.. The ordinance states that the parking demand can be calculated either way with the higher resulting .number being the one used to determine the required number parking spaces. Planning Commission must make a determination of the required parking spaces. A plan must be submitted showing fihe location and screening for the HVAC equipment and refuse storage. A more detailed landscaping plan is needed to show details including names and numbers of plantings and parking lot landscaping equal to 15% of parking area. [The owner representative has submitted a unified landscape plan. With the Building Permit application a more detailed plan will be submitted, matching the unified landscape plan.] Complete Architectural Plans must be submitted for Code review before issuance of a building permit. ~ Page 4 Fire Hydrants must be located 50 to 75 feet away from exterior walls of the building. [The Fire Hydrants will be a minimum of 5Q' as per the owner representative.] Provide details of fire apparatus access to the back of the building (South side) or details of an automatic fire suppression system for the building. [fhe owner representative has indicated that-the building will include an automatic fire suppression system meeting this requirement] Recommendation I recommend approval of the site plan contingent submittal of ali required changes for review and approval prior to execution of the developers agreement. • Page 5 SEH MEMORANDUM TO: Judy Weyrens, City Administrator FROM: Randy Sabart, PE DATE: March 24, 2008 ~~ St. Joseph, Minnesota CentraCare Clinic Preliminary plan review SEH No. STJOE 101900 14 I reviewed the preliminary grading and utility plans received March 26, 2008, and I have the following comments: Site Gr:~ding/Pond Grading The grading plan provides for a proposed and future bicycle trail connection to the Wobegon Trail. The Department of Transportation's initial review of the Coborn Realty Co. submittal noted that there was not any proposed construction within the State Rail Bank Property. Since the proposed plan is different than originally submitted, the plan should again be reviewed by the state, and the applicant must obtain the appropriate permit for construction within the State's Rail Bankproperty. a. If the proposed trail connection is permitted by the State, the trail on the grading plan must be detailed to include proposed spot elevations. Additionally, the proposed trail grades must be set, or other remedies provided, to prevent impeding the drainage swale adjacent the Wobegon Trail 2. The parking lot at the southeast corner of the site provides fora 16 foot-wide curb cut at the lot's southeast corner. The parking lot grades direct surface run-off to the same corner. Adjust the proposed catch basin location, or provide an additional catch basin, to intercept run-off at the parking lot to mitigate short-term erosion at the curb cut and to minimize potential erosion at the top of the pond bank. Provide additional short-term measures to limit erosion at the curb cut. a. It is noted.that the proposed site plan includes a new 12 foot-wide "alley" connection at the south end of the common street between Lots 1 and 3 that was not illustrated on the Coborn plan. Additionally, the alley connects to the street in an adverse directiori to traffic flow. It is advisable to review the proposed geometry with Coborn Realty Co. to ensure the proposal is agreeable to both parties. 3. Increase the rear yard swale grades to the low point catch basin to a minimum of 2 percent. 4. Increase the vertical separation between the proposed finished floor elevation and the emergency overflow elevation (EOF) in the rear yard at the southeast corner of the building. Label the EOF on the plan. Short Elliott Hendrickson Inc., 1200 25th Avenue South, P.O. Box 1717, St. Cloud, MN 56302-1717 SEH is an equal opportunity employer ~ www.sehinc.com ~ 320.229.4300 ~ 800.572.0617 ~ 320.229.4301 fax St. Joseph, Minnesota CentraCare Clinic Preliminary plan review March 27, 2008 Page 2 5. The Stearns County Highway Department has previously indicated that the driveway approach from CR 133 could not be widened. Revise the proposed street geometry to match the existing apron. 6. The proposed pond contours with the CentraCare site plan indicate the pond bottom elevation to be 1076..00 which is two feet higher than the proposed Coborn's development pond of 1074.00.. The change in pond bottom elevation reduces the dead storage of the pond. Because of the elevation change, the NPDES permit dead storage requirement is no longer met. Revise the pond grades to meet the NPDES dead storage requirement. Utilities 7. I understand that the proposed site utilities will be privately owned and maintained. As such, the owner is advised of the following: a. Provide isolation gate valves at the water main branches, and at a minimum, at locations that will facilitate water main disinfection, flushing,. and future phase extensionst i. Water main branch to the clinic at the main entrance road. ii. South branch of the cross near the northeast corner of the clinic building... iii. West side of the hydrant lead tee at the northeast corner of the lot. 8. The Building Official and/or Fire Chief should evaluate the adequacy of the hydrant locations with respect to separation from the building.. In my experience, the hydrants should be located 50- 100 feet from the structure to facilitate access by the fire department during a building fire. 9. Illustrate in conformance with the M-nriesota Plumbing Code the proposed locations, construction details, and castings for the sanitary sewer cleanouts. 10. Revise the minimum sanitary sewer pipe grade to comply with the Minnesota Plumbing Code (1 percent). 11. The Applicant is advised to extend the water main stub to Lot 1, Block i further than illustrated to minimize disrupting the entrance road pavement. The Applicant is further advised that construction of the proposed hydrant (Coborn Realty Co. Plan) at a future .date may require an interruption of water service to the clinic. Hydrology /Storm water 12. A storm sewer stub from Catch Basin 22 to Catch Basin 23 as identified on the Coborn Realty Co. Storm Sewer Plan is not illustrated on the CentraCare plan. Include provisions for the stub now, or the Applicant is advised that the entrance road may be disturbed by storm sewer construction in the future. St. Joseph, Minnesota CentraCare Clinic Preliminary plan review March 27, 2008 Page 3 13. The following -storm sewer reaches from the CentraCaze submittal were reduced in size compared to the Coborn's development storm sewer sizing worksheet calculations: From _ To CenraCare Coborn's CB CB Pipe Sizes Desi Sizes 22 17 Ig~> 21" 17 16 lg" 21'+ 21 20 12" IS„ 20 19 18" 21~~ 19 16 lg" 21„ 27 27A 12" 15" 27A 14A 12°' 15=' Catch basin designations aze based off of the Coborn's submittal information. The storm sewer sizes should be increased to match the design sizes or documentation supporting the pipe size changes must be provided. 14. The developer's engineer should re-evaluate the need for additional catch basins due to potentially excessive pavement run-off spread neaz structwes 15 and 17. 15. Adjust (lower) the pipe grade entering the storm water treatment pond from the reaz yazd to minimize discharge velocity and erosion potential. Other 16. Submit Preliminary Landscape/Turf Establishmerit Plan. 17. Identify the proposed curb and gutter style.. cb/mrc c: Dick Taufen, City of St. Joseph Terry Thene, City of St. Joseph Ron Wasmund, Inspectron Inc. Tom Herkenhoff, Bonestroo Steve Kalkman, SJA Architects p:\ptls\stjoelcommon\I01900korr1nM32708 jweyrms prelim planrev.doc