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HomeMy WebLinkAbout[05b] Centra Carecc~r orr h~: aon Council Agenda Item 5 b MEETING DATE: April 17, 2008 AGENDA ITEM: Centra Care Site Plan SUBMITTED BY: Administration BOARD/COMMISSION/COMMITTEE RECOMMENDATION: The Planning Commission reviewed the detailed site plan for Centracare. The facility consists of three potential phases with phase one beginning construction in 2008. The application was very complete and the Planning Commission recommended the Council execute a Development Agreement to memorialize the terms of the project. PREVIOUS COUNCIL ACTION: The Council in March reviewed a proposed preliminary plan for Coborn's Realty. The proposed plat would allow the selling of one parcel to be sold to Centracare for a future medical clinic. The Council tabled action on the plat so that the additional engineering comments could be reviewed. BACKGROUND INFORMATION: The proposed development plan is included in your packet. It is the same material presented to the Planning Commission. The development includes the construction of a medical facility with the first phase consisting of 10,286 square feet. The site has been reviewed for Ordinance compliance not only with the 62, but Transportation Corridor and PtJD. Staff is satisfied that the requirements of the Ordinance have been fulfilled and have recommended execution of a development agreement. At the time of writing this memo, the agreement is not finished. We will forward as soon as we have the final draft. BUDGET/FISCAL IMPACT: ATTACHMENTS: Planning Commission material. REQUESTED COUNCIL ACTION: Authorize the Mayor and Administrator to execute a Development Agreement between Centracare and the City of St. Joseph. '~JL-~ ` crrv aFa~: acxs~>H Council Agenda Item 6 MEETING DATE: April 8, 2008 AGENDA ITEM: Centra Care Development Plan SUBMITTED BY: Administration, [Judy ] STAFF RECOMMENDATION: Approve the Development Plan as submitted and request the Council execute a Development Agreement between the City of St.losephand 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. Asyou 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. I1A 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 is 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 APPLICATION FOR PLANNING CONSII3ERATION CITY OF ST. J05EPH 25 College Avenue NW Fee s P. O. Box. 6G8 Paid St..TOSE~$~ MN Sb374 Receipt tl (320}363-7201 or Fax (320)363-0342 Dace STATE OF N , + SOTA ) lss COW1'Y OF STEARVS) a~lE: ~7~~ll~l~~1 PHOrI>a: ~'~ - Z~'3 `~l 0 ~ -~ ADDRESS. ~ ~'~ l ~ ,~~"~ jV 0 5~_ LGOI.~h , f"(1,~ ~to3t13 UWe. the undersigned, hereby make the following application to the City Council and Planning Commission of the Ciry ofSt. Joseph. Steams County. Minnesaa. (Applicmtts have the responsibility of checking all applicable ordinances pertaining to their application and complying with all ordinance ttquiretnents): !. Application is hcreby made for : (Appiirsat must check any(al1 appropriate items) Rezoning Zoning Ordinance Amendment Home Occupation Unit Surface Water Management Plan (Grading Permit) PUD Building Mover's Permit Building Moving- Owner's Permit ~ Development Plan Approval Other, please specify: 2. Legal description of Isnd to be affected by applica 'o , includin a gc or square footage of Isnd involved, and street address, if any (attach additional sheet if necessary): ____ 9a~ikt~PLn 3. Present zoning of the above described property is: 1~ '-'Z ~ Lt ('~jCy ~S ~ US (~ ~/SS bl 4.Natneandaddressoftftepresentowneroftheabovodescribedland: Coborn Realty Company Limited = ... _. Partnership, 1445 East Highway 23, St C1ou~ MN 56304.. 5. Persons, firms, corporations or other than applicant and present owner who may or will be intetrosted in the above described Iand or proposed improvements within on year after issttanoe of permit applied for, if granted, an: G'~yrlf)ylet t~'tYt~ ay ~ '`1S~~S 6. Attached to this sppi[cation and made a part thereof ara other material snbtnlasioq data requiremeats. as Ind[cated. ApplicantSignantre: ~'- ~ ~ ~„!_ Datr._,,, d D t t7tvnar Signature: Date: 3 / 11 / 0 8 FOR OFFICE O5E OM.Y DA'I'S APPLICATION SUBivIITTED: DATE APPLICATION COMPLETE: Planning Commission Action;. _ Recommgnd Approval _ Recommend Disapproval Date of Action Date ApplcanUPropetty Owner notified of Manning Commission Action: City Council Action:. 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JOSEPH, MINNESOTA fax: 320-251-6252 sl~l+nn+xl °NT° POND GRADING ~, ,~1,1 u~1E °ND1~ Ix NO. zero r110F11tL a 1:\~t~\yc~vuvvt\waWwg\yvVUw[~sW.awg weane9tlaY..ApraOZ,.Z00S9:06:33AM I I ~ a ~ ~ j ~ I I L_ .- - _ - _ ._ ..._ _ _ _ ~--.- _ _ _ ._.._ _.._ _..-I -----_ _ ~ - 1-1-.--.--1-1 ~ ~ Y ~ I ~'' ~ IdNr'~~'-r-f'. I ~ ~ d 1 i ~~~ ; : 1 . ; ,00 1 ; rl j ~ ., . ~ L o ~' ~ ~ ' ; i 1 1 1 1 t _ 1 -- `Ir-------- 11 i i l 1 ~-~'------- ~ 1 ~__. ' f 1 1 ; L-~ I i 1 1 1 1 1 1 ~ j QQ ~ I ~ 3 1 u 1 O ~ ' ~ 1 1 1 f 1 r j I I ~ 1 ~ E + .,. ~ ; - ~~ I w d ` ~= I ~ ~ I ~ ~ ~ ~ - ~1 ~ ~ I ~ j ~ I a 1 1 ~ ~ _ I V .~ f" 1 1 1 1 1 o~ ~O i I i ~------- -i I i~ I I I~ g~ ~~ a {1 8 I e v e e ~ w- ~ ~ ~ ~~ ~~ ~ ~~ ~ ~~_ ~~ ~ ~~ o ~~ ~ ~~ ~ ~ ~~ o ~$ ~ -~ b STANIUS ~OHNSt~N ARCHItECTS st. cloud office ~~ 1~, °~~* ~"" 317 23rd Street South u+onansnaouxu~ pmfemau~ewaP$ oiuwn-- >e unoanlcuwrsarnlesr~aF rmwtsou ~,,,~ CENTRA CARE CLINIC ,~ St Gouda MN 56301 wunrrw+eeuvnlasmewa~c oewaneo m 5T. JOSEPH, MINNESOTA Phone:320-251-4553 "M"me TM pax:.320-251-6252 sovwiu ome awos/ae U1ILSTY PLAN an c+~oua Ix.ao. ~° nm.MO. also 0 zoos www.ben~treocom NIUNICIPAI DEVELOPMENT GROUP, INC. DATE: MEMO TO FROM; RE , March 26, 2006 Judy Weyrens, City Administrator Cynthia. Smith-Strack, Municipal Development Group 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 CR 1~3/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 t~ 22,066. The clinic will be located on the parcel legally described as Lot 2, Block 1 of the Coboms 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 PUS allows for uniform development standards, design synergies, joint parking facilities, and joint storrnwater management methodsifacilitie~. Site plans for the potential supermarket and multiple tenant commercial facility have not been submitted at this time.. If/v/hen those developments are proposed for construction, site plan review/approval shall be requited. The following, are pertir site plan; Section 52.09 Section 52.10 Section 52.'11 Section .52.12 Section 52.21 Section 52.32 gent sections of the Zoning Ordinance applicable to the CentraCare Clinic PUD-Overlay Off-Street Parking Signs General Performance Standards Transportation Corridor Overlay 62 Highway 75 Business District A review of applicable,zoning standards follows. This review does not address Building Code or engineering requirements: Revll~w 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 !ot size, bulk, or type ofi 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 i5 eminent. Section 52.32 B2 Hiphway 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 #or 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 wiN not exceed 36' .meeting the Ordinance requirements] Maximum structural coverage in the B2 Highway 75 `zone is limited to sixty percent (60°l0) 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:,. structural coverage proposed is 13.4 percent of the lot area, well below the maximum allowed. [The- proposed project conforms to maximum structural coverage standards.] Parking: 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.. areduced need for parking: The applicable PUD agreement allows for joint parking facilities within the PUD Piat 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 the PUD agreement requires employees be required to park in areas as designated on the site plan. Loading: 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 filoor area used for services#o the public including areas occupied for fixtures and equipment :used fior display or sale of merchandise, less ten (10) percent. 'it -is noted the proposed clinic floor plan identifies several areas #or 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 0ff1ces, stora e, etc. E uals 18,936 . dusted SF Minus 1;894 10°/A:deduction E uals` 17,042 Nrt'SF a licable Ord. Standard 110 sf Per stall Re wired stalls 155 Without adjustment for joint use,'the required amount of parking spaces for the proposed development is 155: The site plan illustrates 208 parkin 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: 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 structure 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 loatling is not applicable to this project. Buildin 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 Dis#rict 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 Pian architectural block; decorative masonry, non-reflective glass and similar materials. The building #s proposed to be a steel frame structure finished with cultured tone, pre-manufactured s#ucco panels and aluminum composite panels. 5teet :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. [The owner representative has indicated tt~:at 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: Li htin Curbin4 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 Qrdinance requirements.] Section 52.32 ,requires fighting 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.]. Section 52.32 (B2 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 5,2.21 Transpor#a#ion Corridor Overiav ~isfricl~ , Section 52..21, Transportation Corridor Overlay District is superimposed on the underlying zoning classificaton(B2 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 CSAH 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 4 Wobegon Trail/MnDOT Rahway corridor. The trail corridor right of way exceeds twenty feet in width. [Therefore proposed struc#ure setback greater than 40' from the CSAH 75 ROW meaning the request conforms. to setback requirements under Section 5?.21 of the Zoning Qrdfnance.] Parkin~g , 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, Sian Standards: Parking areas shall 6e designed and located so as to have minimal visual impact along transportation. corridors. Lots with ,.rear-yards abutting:. transportation corridors shall acccrnmodate parking inside and/or front yards as allowed in the underlyrg 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.] 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 wH be from the. northeast portion of the parking lot which has a median without landscaping which will be removed to provide joint access. Parkrjg 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 shalt be employed within the subject parking lot and adjacent to walkways within and leading to/from the subject parking lot. 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 sits plan meets the reguirements of thus 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. J Addltional sign. standards apply in the Transportation Corridor Overlay District. CentraCare Clinic Site Plan 5 A. Free=standing signs shall no# be placed nearer than twenty (20) feet from the nearest ed9e 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 weA over twenty feet from the edge "of the CSAH 75 right of way. The situ plan conforms to this requirement. Site Design Sfiandards B: Free-standing signs within the regyiretl landscaped greenway shall be designed in a manner complementary to the .landscaped greenway. The sign is nat situated within a landscaped greenway. C. Free-standing identification, signs shall. have Glow-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 con#orm to the Ordinance requirements.] Additional design standards apply in the Transportation Corridor Overlay 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 . Vllobegon Trail/Railway right of way. The site plan includes a 20 foot landscaped strip 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 shalF 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 fines will be underground and the access boxes will be screened with living material]. G. 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, pub(ie 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.,] Blda Design Additional building design standards apply in the Transportation Corridor CentraCare Clinic Site Plan g Standards:.. Overlay District: A, A11 buildings within the :property shall be developed as a cohesive entity, ensuring ,that building placement, architectural treatmen#, 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 ofi similar architectural treatment in terms of materials,, .quality, appearance and, detail; The approved,. PUp facilitates the development of aH 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 Plat. The applicant should be directed, to work wi#h other property .owners to develop a master sign :plan which would help .assure signage patterns'v-rork together functionally and aesthetically. The,initia( building placemen# as illustrated on the preliminary PUD plat results in a cohesive entity.. Architectural. treatments for additi©nal site development-will be examined in conjunction with site plan review; however; future development .will be expected t© ~. compliment. the approved clinic structure.. Tine :proposed clinic meets this standard; B, Clustering. The Coborns Realty Gompany plat has been developed. as a PUl3 allowing clustering and cohesive design.. Buildings shall be arranged in a manner that creates well-defined open space that is viewable;from the traveled portion c# the corridor. As illustrated in the preliminary PU©,plat, the buildings: are to be oriented on subject lots in a manner than. 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 facade orientation. Large flat ;expanses of featureless exterior wall hall 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 sma ler.components. The proposed building represents a complex exterior form including variations in building height, buAding depth, and fenestrations .(windows & entries). The building's bulk is nicely broken up by the implementation of variations in building wall height and depth and the proper placement of windows and entries. The proposed clinic meets thus 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 steal! continue on all facades visible from the ( public right-o#-war. Architectwrat detains -are carried tlhrough on all four sides. of the proposed structure. Architectural details CentraCare Clinic Site Plan 7 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 #© exceed 0.5 foot-candles at the property line. AN 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-Streef Parking Section 52.10. contains standards for off-street parking within commercial districts, including the B-2 District. # of Reouired Without adjustment for joint use; the required amount ofi parking spaces Stalls: for the. proposed development clinic is 155. The site plan illustrates 208 parking-stalls: Thee proposed amount of parking stalls exceeds ordinance re~uirentents. Again, it is noted the RUD 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.] GurbinQ Section 52.1D 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 #o 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 Gity Engineer should review drainage and .lighting plans. The Building Official should comment on adequacy of emergency lanes. Section 52..11 Sianaae 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. General Performance: Standards Sec#ion-52.12 of the ZorTing 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 g fencing standards are more restrictive under the Transportation Corridor Overlay, there#ore, 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 g Memo To Judy Weyrens, City Administrator From: Ron Wasmund, Building Official CC: _ , Date: March 28, 2008 Re: Cents Care Preliminary Site Plan Review Background Cents 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 fior 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 B-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 6;reater than-10.0' 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 Centro Care property line. Front Yard - 20' setback P/L Actual greater than 20' • Page 1 ' Side Yard. -10' setback to P/I_ 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°l0 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.fi. = 116.5 spaces /110 s.f./space Phase Ii 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 sfialls 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% ofi ai! 4 sides. are required to be-face brick, stone, vinyl, sfucco, cut block or other decorative materials. Exterior f Wishes are proposed #o 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 fio be hooded with no light directly striking Ca'Rd 75 or area off the development. The submitted lighting plan shows compliance. Stops. and Curbs 52.32 Subd 9(fl B-612 curb is required far 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% ~r 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 52.31.. 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 abuilding 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 16Q feet. of all portions of the'facility or any portion of the exterior wall of'the frst storyof 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 which meets the requirements. The proponents .are requesting the parking calculation to be based on the number of doctors.. With atotal 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 the 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 Iflt landscaping equal to 15°~0 of parking area. [i'he owner representative has submitted a unified landscape .plan. With the Building Permit application a more detailed plan will be submitted, matching the unifed landscape plan.] Complete Architectural Plans must be submitted for Code review before issuance of a .building permit. • Page 4 Fire Hydrants rnust be located 50 to 75 feet away from exterior walls of the building. [The Fire Hydrants will be~a minimum o#50' as perthe ownerrepresentative.] 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. [The 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 all required changes fore review and approval prior to execution of the developers agreement. • Page 5 ~. SEH MEMCtRANDUM TO: Judy Weyrens, City Administrator FROM: Randy Saban, PE DATE: March 24, 2008 REs ' St. Joseph, Minnesota CentraCare Clinic ' Preliminary plan review _ SEH No. STJOE 101900 14 I reviewed the preliminary grading and utility plans received March 2b, 200$, and I have the following comments: Sl;te Gradng/Pond Gradiing _ 1. 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 Coburn 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 Bank property.. 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 gut. a. It is notedahat 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 direction to traffic flow. It i!s advisable to review the proposed geometry with Coburn Realty Co. to ensure the proposal is agreeable to both parties. 3. Increase tills 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. Ctoud, MN 56302-1717 SEH is an equal opportunity employer ( www.sehinc.com ( 320.229.4300 ( 800.572.0617. ( 320.228.4301 fax St. Joseph, Minnesota CentraCare Clinic Preliminary plan review March 27, 2008 Page 2 5. The Steams County Highway Department has previously indicated that the driveway approach from CR 13.3 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:locati,ons that will facilitate water main. disinfection, flushing,. and future phase extensions: i. Water main branch to the clinic at the main entrance. road. ii: South branch of the crass 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 separa#on from the building. In my experience, the hydrants should be located 50- 10b feet from the structure to facilitate access by the fire department during, a building fire.: 9: Ihustrate in conformaaice with. the Minnesota Plumbing. Code the proposed locations, construction defails, and castings for the sanitary sewer cleanouts. , 10. Revise the minimum sanitary sewer p'-pe 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 t further than illustrated o 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 CentraCaze Clinic Preliminary plan review March 27, 2008 Page 3 ' 13. The following stone sewer reaches from the CentraCaze submittal were reduced in size compared to the Coborn's development storm sewer sizing worksheet calculations:. From _ To CenraCaze Coborn's CB CB 1'i a .Sizes Desi Sizes 22 17 lg» 21„ 17 16 18" 21„ 21 20 12>;. l5" 20 I9 18" 21~~ 19 16 18„ 2~„ 27 27A 12" 15" 27A 14A 12" I S" Catch basin designations are 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 structures 15 and 17. 15. Adjust (lower) the pipe gale entering the storm water treatment pond from the reaz yard to minimize discharge velocity and erosion potential. Other 16. Submit Preliminary LandscapelTurf Establishment 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 Herkenh.off, Bonestroo Steve Kalkman, SJA Architects p:~ptls\atjoakommon\1019001eorrlm-032708 jwtyrms prelim plan rcv.doc