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3. Plan & rezoning for Conference/Spa center at 1350 Flying Cloud Dr. , 1 3 1 C 1 T T O F PC DATE: 4/15/92 1 \1 CHAA CC DATE: 5/11/92 `�' N `� CASE #: 91 -2 PUD 1 STAFF REPORT 1 • PROPOSAL: Concept Approval for Rezoning of Property from A-2, Agricultural Estate to PUD, Planned Unit Development- Spa /Conference Center 1 Z LOCATION: Located south and west of Assumption Creek, and north of Flying Q Cloud Drive (Highway 212) 0 1� APPLICANT: Leland Gohlike • 11661 Myeron Road I Stillwater, MN 55082 4 I , PRESENT ZONING: A -2, Agricultural Estate Mon by CRY MtintStier ACREAGE: Approximately 19 acres lBndors Lt 1 1 btodified..._._._..--- ADJACENT ZONING AND Rejected Date Y -q L � ` LAND USE: N - A-2; Assumption Creek Date Submitted to Commission I S - A -2; Highway 212 - Flying Cloud Drive 1.1 -1� - 5 2 E - A -2; Assumption Creek Date Submitted to Cotmci{ W - A -2; Com Field _._,_,.4 " 1' - ci 2'' I WATER AND SEWER: Unavailable to site. An on -site sewage treatment Q g eatment system was built in 1 late 1960s. Approval of the PUD is dependant upon capacity of the system since municipal Q utilities will not be available in the foreseeable future. W PHYSICAL CHARACTER.: Three existing buildings and a utility garage occupy the site. The r westerly portion of the site is currently being farmed and contain corn fields. A Calcareous Fen which is a partially, wet low land occupies the northwest portion of the site. A I (f) designated trout stream, protected by DNR, runs along the north side of the property. 2000 LAND USE PLAN: Consistent with the historical use of the building, no designated change i in land use. 1 <> 11111 10 11 i171t ' . ::::s4 • ;144 (:\ ' I . 1.111k 7 11 * * i t o rt. fit .. .. 1 i.4' i alit ' u• ‘‘ nillj kz,. CD . I 4 illit 7 1 e. * iiik I i1 W I I mit lwili lig . 1 . 4 411** Air ! Q + L 1 - :: .:,; r , ....' 1 p i. r t �� I VI 7 kcto 1 ,„ 0 _,. ; , 0,0 II c,' W` C ;e. t o ti + 1,.. Z \ of s . k -( 14414 ‘L, a- ,..%\A 7.,1 11- '-'14,-t_ all .\\ - ---1 1.. 4,. \: U-) 0> ( ' - w,' - '°/ . ,...,\ , ..,,,,,, Millr iiiiiiid . . U . , `\ \ ` -► ._. .. .. . . .. r , Conference /Spa Center April 15, 1992 Page 2 1 PROPOSAL /SUMMARY The applicant is requesting PUD concept plan approval to renovate the former Assumption Seminary/Mudcura Sanitarium. Proposed uses of the site include historically consistent renovation of the main building as a business retreat and conference center, wedding reception banquet hall and small spa hotel for weekend getaways. The site is a historically significant one located in the Minnesota River Valley. It was originally built in 1908 as the Mudcura sanitarium offering mud treatments until the late 1940s. From 1951 through 1970, it was operated as a seminary accommodating 50 to 60 students and up to 10 staff people. Since that time, the building has been vacant and its condition has steadily declined. In recent years, vandalism has caused a significant safety hazard and keeping the site secured has been a major concern of the city. Over the years there have been many proposals to renovate this property, but most have turned out to be unrealistic particularly when the cost of renovation is factored in. At the same time, all those involved with the property acknowledge that it would take an unusual type of user to make an effective use of this property. In addition, since there are no public utilities to the property and are not likely to be any in the foreseeable future, there are significant limitations as to what can be accommodated on this site due to operational constraints and limitations of on -site treatment, as well as various ordinances that come into play. 1 Against this background, staff began to work with Mr. Gohlike on this site approximately two years ago. The applicant operates two similar establishments, one in Stillwater and the other in Wisconsin, and has a proven track record in this area. During that time, he acquired title to the site and has undertaken extensive work in preparing conceptual designs for the property and plans for his future business. 1 Staff is quite excited by this proposal. We believe that the applicant is proposing a reasonable use for the site that can be accommodated within its limitations. It may well be 1 the last chance to save this historic structure. There is also the potential that this project has for converting an eyesore and public safety hazard into a highly visible amenity for the community. 1 Plans call for converting the main building into a spa hotel and conference center. It is proposed that there would be 44 overnight guest rooms on upper floors as well as 16 day spa treatment rooms. Six relatively small conference rooms would be available ranging in size from 400 to 4,000 square feet. There would also be two dining or banquet areas. The single family home that was built by the original Mudcura owner would be restored and used as a bed and breakfast facility. Other buildings on the site would be restored as well for a variety of uses. 1 1 1 1 Conference /Spa Center April 15, 1992 1 Page 3 It is proposed that the project be developed in phases over a period of two years. All the I building's exterior walls and houses, as well as the surrounding grounds, will be cleaned out in the first phase. Also included in the first phase is landscaping the entire site and remodeling the first and ground level floors of the seminary building. Some internal U improvements to the second and third floor will take place in the first phase, such as sprinkling the building, installing all utilities, and windows. The applicant is hoping to start operation of the meeting space and banquet facilities in the front wing by October of 1992. I Another step that will be included in the first phase is the applicant's attempt to have the site listed on the National Register of Historic Places. I The sole access to this property is via Highway 212 (Flying Cloud Drive). Currently, there are three access driveways to the site. One driveway is located to the east of the property, south of the most easterly existing house (proposed caretaker house). The remaining two 1 driveways are located south of the main building. Those two driveways will be eliminated due to inadequate sight visibility. A new driveway will be introduced to the west of the existing driveways. A right turn lane and left bypass lane on Highway 212 are being 1 proposed to accommodate turning movements and ensure safe and easy access to the site. Staff will be working with the applicant and MNDOT to ensure that any necessary improvements to Hwy. 212, including the provision of turn lanes, will be constructed 1 concurrently with site development. I The most sensitive environmental areas are located along Assumption Creek, a designated trout stream, and the northwest portion of the site occupied by a calcareous fen. The fen is a partially wet low land with soils containing calcium. Numerous streams spring from the I fen area and ultimately feed into the trout stream (Assumption Creek). It is an extremely rare natural formation. The creek is the only remaining designated trout stream in the seven county metropolitan area. The trout present in the creek are a native brook trout. I These areas will be preserved and staff is working with the applicant to protect them. Staff has walked the site with representatives of the DNR, U. S. Fish and Wildlife Service and the developer. We believe that the concept plan is sensitive to protecting these areas and 1 will be working with these agencies to ensure that their concerns are addressed. A major issue concerns the on -site sewage treatment system. The existing sewage treatment I system was built in late 1968. The capacity of the existing system remains unknown. Efforts will need to be coordinated with other involved agencies to ensure that the design is acceptable. Staff has informed the developer that we will require that this system be I designed to a standard acceptable to the Minnesota Pollution Control Agency and the DNR due to its close proximity to Assumption Creek and to ensure the quality of the water in the creek. We recognize that the use of large on -site systems is normally discouraged by City 1 Code and Metropolitan Council policies. However, this is a unique situation where use of on -site disposal is the only means of preserving a historic structure. While the matter is being further researched, at this point we believe all concerns can be addressed. 1 r e Conference /Spa Center I April 15, 1992 Page 4 Staff believes that the utilization of the PUD Ordinance to develop this property is an ideal use for this type of project. Under current ordinances, some of the proposed uses are I permitted in the Agricultural Estate District such as the bed and breakfast facilities. The PUD Ordinance will provide a framework against which all future improvements and developments on this property will be gauged. Keeping in mind that what we have before 1 us is a concept submittal, we believe that most of the development issues have been dealt with on at least a preliminary basis and can be refined further when formal application requests are made. Staff recommends that the PUD concept review be approved subject to appropriate conditions. HISTORICAL BACKGROUND I The Mudcura Sanitarium /Assumption Seminary building was constructed in 1908 -1909 after Dr. Henry Fischer, the owner of the property, discovered a sulphur spring on the site. He I conceived the idea that sulphur must have positive and valuable curative powers and set out to build a facility to practice his methods of healing. Those methods meant one or two weeks of mud wraps, baths and massages. Medical and electrical treatment were also I available. It was believed that those treatments would help heal arthritis, rheumatism, stomach and liver ailments. The Mudcura Sanitarium was opened on July 26, 1909, with room for 40 patients. 1 In 1911, Dr. Fischer's residence was built, and in 1912, the back part of the main building was added on, three stories high, and a third story was added to the front part. A 26 room I dormitory was built in 1913, bringing the capacity of the sanitarium to 100 patients. The reputation of the sanitarium attracted people from all over the nation as well as some foreign countries in Europe to seek treatment at Mudcura. I Dr. Fischer died in 1941. His wife and children took over the operation of Mudcura. In 1951, the property was deeded to the Province of Our Lady of Consolation, Inc. 1 The Province of Our Lady of Consolation was the corporate name for the provincial Franciscans, who set up Assumption Seminary and College on the property. They taught 1 philosophy and theology, college courses, as well as regular seminary courses. The barn located to the south of Hwy. 212, was also part of the seminary, and the property was managed as a dairy farm by 2 to 4 Franciscan brothers and students helping out with the chores. The main building housed 50-60 students, 9 -10 teaching staff, the brother in charge of the farm and those who worked the farm. 1 1 1 Conference /Spa Center April 15, 1992 1 Page 5 The opening of a new Franciscan retreat house in Prior Lake in 1965 spelled the end for the seminary operation. Personnel were gradually moved to the new facility and the Assumption Seminary closed in 1970. In December of 1970, the property was sold to the Marian Council Home Association. As soon as the Franciscans moved out, the property started to deteriorate rapidly. The first winter, all the water pipes in the building froze and burst. The Marian Council sold the property in 1976 to the Chanhassen Springs Co. Vandalism contributed to the deterioration of the property to a point that the City Council 1 declared the site a health and safety hazard. Many parties approached the city interested in renovating the seminary building but because the site does not have access to sewer and water, which in turn limits the types of uses on the property, those proposals were dropped. In 1989, the Chanhassen Fire Department used a controlled fire burn to burn down the dormitory building. In 1990, the applicant purchased the property on a contract for deed. He has developed a similar project in Stillwater called the Outing Lodge at Pine Point. The lodge is an 1858 farm house that was converted into a bed and breakfast style conference center. This proposal would be similar to the Outing Lodge at Pine Point, but on a larger scale. 1 CONCEPTUAL SITE PLAN APPROVAL General Site Plan /Architecture The main building which is approximately 42,500 square feet in size is located north of Hwy. ' 212 and east of the proposed parking lot. This building will be the focus of most activities including the spa, wedding reception banquet hall, business retreat, etc. The building is constructed in a "U" shape and has a brick facade. It is proposed that a glass wall and roof be added to create an enclosed atrium between the two wings at the back of the building. This addition is expected to have energy conservation benefits as well as being visually pleasing. The building is three stories high with a walkout basement. There are two porches on both the east and west side of the building. A front porch existed up to the time when the Franciscans occupied the site. This front porch was torn down around 1952. The existing modern brick entry is proposed to be removed and the more classical pillared entry 1 seen in 1915 photos will be rebuilt. ' The utility garage has a brick facade as well. The applicant recently installed a new roof to protect it from the elements. It is proposed to be restored to its original condition. This building is proposed to be utilized as a car museum. _ 1 1 ` 1 Conference /Spa Center 1 April 15, 1992 Page 6 1 The two houses are located south of Assumption Creek and north of Hwy. 212. Both houses are in need of repair. The applicant has already started some renovation work on the I houses and is planning on restoring them to their original condition. The house located to the far east of the property will be utilized as a caretaker residence. The second house is proposed to be converted into a bed and breakfast facility. 1 A 20 space parking lot is proposed south of the utility garage between the two houses. All of the structures and parking lots are proposed to be screened by hedges, trees, arbors, etc. I A more detailed landscaping plan will have to be submitted when a formal application request is submitted. The west portion of the site is currently used agriculturally, corn fields cover most of that I portion of the site. The farmed area is proposed to be converted into a 217 space parking lot, serving the main building. The easterly half of the proposed parking lot is proposed to 1 be lighted and paved to accommodate approximately 105 cars. The westerly half is proposed to remain unpaved to be used as an overflow lot. The capacity of the unpaved lot is 112 cars. All parking lots will be required to be paved and provided with proper 1 drainage controls and parking requirements will be established based upon final plans. An existing tennis court, located to the southwest corner of the building, is over grown with I weeds. The applicant is proposing to restore the court. A small golf course is proposed on the northwest corner of the property. A calcareous fen 1 occupies this portion of the site. Staff is strongly opposed to any activities within this area that would require grading or cause changes to the characteristics of the fen. Two sulphur springs were located to the north of the site. Pagodas sheltered the springs in the past. We have no record as to when the pagodas were removed. The applicant is proposing to restore the pagodas. The DNR staff visited the site with city staff and is fully aware of the I proposed activities and development on the site. The restoration of the pagodas and construction of trails that lead to the pagodas is acceptable, however, trails proposed along the west edge of the site must be eliminated as they encroach into the fen area. I At this stage, only the concept of the Planned Unit Development proposal is being considered. Staff believes that this proposal is a sound one if the size of the on -site sewage I treatment system (which will be addressed later in the report) can handle the type of proposed uses. The details of the proposal will be worked out at the time when the official application request is submitted. 1 Street /Access The site is being accessed off of Hwy. 212 (Flying Cloud Drive). Currently, there are three I access driveways to the site. One driveway is located to the east of the property, south of 1111 1 I Conference /Spa Center April 15, 1992 1 Page 7 the most easterly existing house (proposed caretaker house). This driveway will be utilized I to access the two houses and the car museum. Service trucks approaching the main building will utilize this driveway as well. Minnesota Department of Transportation is recommending that this entrance be designated as "Right In Only ". This entrance will require a right turn 1 lane. The remaining two driveways are located south of the main building. These two driveways I will be eliminated due to inadequate sight distance. A new driveway will be introduced to the west of the existing driveways. It is recommended that all driveways be paved with asphalt or concrete to help reduce erosion and maintenance. 1 The applicant has been working closely with the Minnesota Department of Transportation. As per MNDot's recommendation, a right turn lane and left bypass lane on Hwy. 212 are being proposed to accommodate turning movements and ensure safe and easy access to the I site. The traffic volumes currently using Hwy. 212 are high. Once the new proposed Hwy. 212 is completed, traffic volumes will decrease dramatically. Staff will be working with the 1 applicant to ensure that any necessary improvements to Hwy. 212, including the provision of turn lanes, will be constructed concurrently with site development. I Wetland /Creek Preservation Staff accompanied the DNR staff to the subject site to get their input and to study the site 1 in- depth. The northwest portion of the site contains a calcareous fen. Calcareous fens are probably I the rarest wetland plant communities in North America. The integrity of this area must be preserved and maintained. Vegetation covering this area must remain undisturbed. The Minnesota Wetland Conservation Act of 1991 requires all work that may affect I calcareous fens to be approved by the Commissioner of Natural Resources. The DNR memo offers the following conditions to protect the fen: I a. The restoration of the existing spring box, the pagoda and the bridge that leads to them could be permitted if the work was done carefully. The applicant would need to submit a more detailed plan (drawn to scale) to the DNR for review of any 1 proposed improvements in the fen. The construction of the golf course, walking paths, and landscaping would not be allowed within the fen. I b. The excavation of material from the fen will not be allowed. Staff recommends an easement be reserved over the fen area to preserve and protect the 1 fen. 1 1 1 Conference /Spa Center April 15, 1992 Page 8 1 Numerous streams spring from the fen area and ultimately feed into Assumption Creek. The creek contains a very small population of native brook trout, which may be the only surviving native population in the Minnesota River Watershed. The DNR offered the following conditions to protect the brook trout and the creek: a. Brook trout require cold, clean water in order to survive. Existin g trees that are near Assumption Creek must be left standing in order to shade the creek and prevent sunlight from heating the water. 1 b. Warm storm water from the impervious surfaces of the development could heat the trout stream and make it unsuitable for trout to survive. Pollutants from the storm water runoff could also destroy the trout habitat. All storm water from impervious surfaces in the project site should be routed away from Assumption Creek and fen. c. Warm water from the heat pump could destroy the trout stream. Steps should be taken to ensure that warm water from the heat pump does not reach Assumption Creek. d. Steps should be taken to ensure that effluent from the on -site septic systems does not adversely affect the water quality of the trout stream. Nutrients from the septic systems and from fertilizer, could promote the growth of algae which would make the Assumption Creek unsuitable for trout. 1 The applicant should consult with the DNR Division of Fisheries on all work that will affect Assumption Creek and it's population of brook trout. 1 If the water obtained from the well and from the spring box exceed 10,000 gallons per day or 1 million gallons per year, the applicant will need to obtain a DNR appropriation permit 1 for a private water supply. The developer should note that the effects of withdrawal of water from the spring box and the well will be monitored by the DNR. If the withdrawal of water appears to be adversely affecting the trout stream or the fen, the appropriation of water will be halted. Landscaping /Tree Preservation 1 The landscaping plan is conceptual. All parking lots and buildings are proposed to be buffered by hedges, trees, and an approximately 220 foot long arbor. The applicant's intent is to buffer the site from Hwy. 212 to the best of their capabilities. Staff will require that all landscape buffering be installed in the first phase of development. In general, the more formal landscaping will occur closer to the buildings, and will become more naturalized as it moves toward the spring and fen area. A large number of trees are 1 1 I Conference /Spa Center April 15, 1992 1 Page 9 scattered around the site. The applicant intends to leave the existing mature trees and add 1 new specimens. Most of the undergrowth and scrub will be eliminated, however, the area within and surrounding the fen and Assumption Creek will not be disturbed. 1 The original marble structure located east of the pond is proposed to be restored. A Japanese garden is proposed near the bridge and waterfall. Formal gardens, and possibly 1 fountains, are proposed to be added at the front of the building with extensive cutting beds in the area between the main building and the doctor's house. The large sunken lawn area located to the northwest of the main building has a large number of mature trees and is proposed to have flowering shrubs added to its perimeter, with the lawn area remaining open for large lawn parties and receptions. 1 A conservatory/greenhouse with organic vegetable gardens, orchard and berry gardens is proposed to be located north of the parking lot. 1 Staff will require that detailed landscaping plans be submitted with the official proposal. 1 Grading /Drainage The site plan does not provide proposed or existing ground contours so it is difficult to ' determine to what extent the site may be altered with expansion. According to the summary provided by the applicant, almost no change is anticipated to the existing grades except for the parking lots, which are proposed to drain towards Highway 212. Drainage appears to be overland which may be of some concern. The drainage area (impervious surface) is quite large and will necessitate incorporating storm sewers and retention ponds prior to discharging into MnDOTs ditch or existing drainage ways. Staff recommends that a 1 comprehensive drainage plan be prepared, including implementation of storm sewers and retention basins. Storm sewer calculations should also be prepared based on a 10 -year storm event. Drainage ponds should be constructed to NURP standards. Discharges should 1 be located in a manner sensitive to preserving the trout stream and fen. ' Utilities Municipal water and sanitary sewer services are not available to this site. Apparently, there is an existing well on the site that will be utilized. The facility will have to provide an acceptable septic system design and location. The larger issue with the on -site sewage treatment system is its capacity. This system was designed by McCann & Associates and rebuilt in late 1968. The plans and specifications are being searched at this time. The system was apparently designed to serve 100 full -time 1 residents, however; the applicant must demonstrate that the system meets current code. • 1 Conference /Spa Center April 15, 1992 Page 10 1 The applicant and staff have been discussing this matter actively since the applicant first 1 approached the city with his proposal. As a condition of concept approval, the applicant should be required to demonstrate that the facility will have an acceptable septic system design and location. 1 Park and Recreation The Park and Recreation Commission reviewed the ro osal on March 24, 1992. This P P proposal does not include the subdivision of property. This prohibits the Park and Recreation Commission from requiring park land dedication, construction of trails, or payment of fees in lieu of dedication and construction. However, the Park and Recreation Commission have very strong feelings regarding the preservation of the creek located on the property. The Commission expressed a desire to let it be known that they are in favor of leaving the creek untouched as it is found today. They are opposed to any modification or clearing of the stream or its banks due to the potential impact this would have on this very small and sensitive ecosystem. REZONING The applicant is requesting to rezone approximately 19 acres from A -2, Agricultural Estate District to PUD, Planned Unit Development. The following review constitutes our evaluation of the PUD request. The review criteria are taken from the intent section of the PUD Ordinance. Justification for Rezoning to PUD Section 20 -501. Intent 1 Planned unit development developments offer enhanced flexibility to develop a site through the relaxation of most normal zoning district standards. The use of the PUD zoning also 111 allows for a greater variety of uses, internal transfer of density, construction phasing and a potential for lower development costs. In exchange for this enhanced flexibility, the city has the expectation that the development plan will result in a significantly higher quality and more sensitive proposal than would have been the case with other more standard zoning districts. It will be the applicant's responsibility to demonstrate that the city's expectations are to be realized and evaluated against the following criteria: 1 Planned unit developments are to encourage the following: 1 1 1 I Conference /Spa Center April 15, 1992 1 Page 11 1. Preservation of desirable site characteristics and open space and protection of I sensitive environmental features, including steep slopes, mature trees, creeks, wetlands, lakes and scenic views. I FINDING: In this proposed development, the applicant intends to preserve the existing mature trees on the site and along Assumption Creek. The fen area will also remain undisturbed. I 2. More efficient and effective use of land, open space and public facilities through mixing of land uses and assembly and development of land in larger parcels. I FINDING: The subject property is triangular in shape, bounded by the creek and J P P tY l� P Y Hwy. 212. The shape of the property prohibits design flexibility that one could find I with a flat square piece of property. The advantage in the PUD proposal is that the city is gaining a totally planned concept. If this were to developed separately as I individual parcels, many of these design considerations would not be included. These design elements include an approved sign package, uniform street and parking lot lighting, use of historically consistent architecture. Currently, the buildings sit idle, I creating an eyesore and a safety hazard. Through the PUD proposal, the entire site will be cleaned up and restored. I 3. High quality design and design compatibility with surrounding land uses, including both existing and planned. Site planning, landscaping and building architecture should reflect higher quality design than is found elsewhere in the community. 1 FINDING: The applicant is proposing to restore the buildings to their original state. Extensive landscaping is proposed. The approved PUD documents will establish firm I guidelines to ensure that the site is developed in a consistent and well planned manner. Higher quality development will result. I 4. Sensitive development in transitional areas located between different land uses and along significant corridors within the city will be encouraged. 1 FINDING: This site is bounded on the south by Hwy. 212. The applicant is proposing to buffer the site from the highway by using tall screening hedges, trees, and a vine- covered arbor. Shrubs and trees will be planted to screen the parking lot I on all sides. The development as proposed will greatly benefit the Hwy. 212 corridor. 1 5. Development which is consistent with the Comprehensive Plan. 1 1 Conference /Spa Center April 15, 1992 Page 12 1 FINDING: The Comprehensive Land Use Map identifies the subject area as undeveloped space. The applicant is proposing to leave the majority of the site 1 undisturbed and create a park like feeling with the areas proposed for development through the introduction of gardens, trails tennis courts, etc. Since this is consistent with the site's historic use, we believe it is consistent with the Comprehensive Plan as well. 6. Parks and open space. The creation of public open space may be required by the 1 city. Such park and open space shall be consistent with the Comprehensive Park Plan and overall trail plan. FINDING: This rovision of the PUD district is not applicable to this proposal. P PP P P 7. Provision of housing affordable to all income groups if appropriate with the PUD. FINDING: This provision of the PUD district is not applicable to this proposal. 8. Energy conservation through the use of more efficient building designs and sightings and the clustering of buildings and land uses. FINDING: A heat pump located on the roof of the main building will provide air conditioning. The applicant intends to recycle the water into the extensive garden and lawn area. We caution that steps must be taken to ensure that warm water from the heat pump does not reach Assumption Creek as it could destroy the trout stream. A glass wall and roof is proposed to be added to the rear of the building to create and enclosed atrium between the two wings. This will have energy conservation benefits. 1 The bathroom flush tanks proposed to be used will be smaller than the typical tanks. This will reduce the amount of water flushed. 1 9. Use of traffic management and design techniques to reduce the potential for traffic conflicts. Improvements to area roads and intersections may be required as appropriate. FINDING: The sole access to this property is via Hwy. 212 (Flying Cloud Drive). 1 Currently, there are three access driveways to the site. One driveway is located to the east of the property, south of the most easterly existing house (proposed caretaker house). The remaining two driveways are located south of the main building. Those two driveways will be eliminated due to inadequate sight visibility. A new driveway will be introduced to the west of the existing driveways. A right turn 1 1 1 Conference /Spa Center April 15, 1992 1 Page 13 lane and left bypass lane on Highway 212 are being proposed to accommodate 1 turning movements and ensure safe and easy access to the site. All highway improvements will be recommended as a condition of approval of the PUD. 1 SUMMARY Staff finds the request to be reasonable. We believe it will result in a high quality I development that is consistent with the Comprehensive Plan, ordinance standards and the goal of creating a project that is sensitive to its surroundings. As a matter of courtesy, we would recommend that the applicant meet with area residents informally and respond to 1 concerns that they may have. PLANNING COMMISSION UPDATE: I On April 15, 1992, the Planning Commission unanimously voted to recommend approval of Y PP the PUD Concept Plan for the Conference /Spa Center. Three members of the Planning I Commission had visited other establishments, similar to this proposal, and owned and operated by the applicant. They commented on how impressed they were with those establishments and hoped to see something similar in Chanhassen. I At the public hearing, the residents expressed some concern with the type of outdoor lights I that will be used and if they will reflect onto their houses. Staff stated that only shielded light fixtures are permitted. I The Planning Commission felt favorable about the conceptual design and the proposed zoning for the Conference /Spa Center. I STAFF RECOMMENDATION Staff recommends that the PUD Concept Plan for the Spa /Conference Center be approved 1 subject to the following conditions: 1. Prepare a formal PUD submittal responding to issues raised in this report, while 1 working with staff on the plan development. 2. Respond to issues raised by the conceptual review. I ATTACHMENTS 1 1. Planning Commission Minutes dated April 15, 1992. 2. Memo from Mark Littfin dated March 19, 1992. 3. Memo from Dave Hempel dated March 24, 1992. Conference /Spa Center April 15, 1992 Page 14 1 4. Memo from Todd Hoffman dated March 26, 1992. 5. Memo from Steve Kirchman dated March 16, 1992. 6. Memo from DNR date April 1, 1992. 7. Memo from Minnegasco dated March 10, 1992. 8. Memo from Minnesota Valley Electric dated March 11, 1992. 1 9. Memo from MnDOT dated April 7, 1992. 10 Narrative from applicant. 11. Concept plans. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Planning Commission Meeting April 15, 1992 - Page 5 Farmakes: I'll second that. Emmings: It's been moved and seconded. Is there any further discussion? Erhart moved, Farmakes seconded that the Planning Commission recommend approval of Wetland Alteration Permit *92 -4 as shown on the plans dated April 9, 1992, with the following conditions: ' 1. Due to the anticipated poor soils in this area, the pond slopes of 4:1 may not be obtainable. Staff recommends that during the construction process, if the proposed side slopes (4:1) are not obtainable, the slopes should be flattened out and the depth of the pond be increased to approximately 8 feet to compensate for the reduced pond volume with the flatter slopes. 2. The applicant shall be responsible for removal of the erosion control fence once the pond has been re- established. 3. Staff shall be notified 48 hours prior to initiating construction of the NURP pond and 48 hours after the NURP pond is completed. 4. The applicant will be required to provide as -built plans of the NURP pond. All voted in favor and the motion carried. 1 CONCEPT PLAN AND REZONING FOR A CONFERENCE /SPA CENTER ON 19+ ACRES OF PROPERTY ZONED A2, AND LOCATED AT 1350 FLYING CLOUD DRIVE (FORMER 1 ASSUMPTION SEMINARY PROPERTY), LELAND GOHLIKE. Public Present: 1 Name Address Leland Gohlike Applicant II Jennifer Luhrs Representative for Applicant Everette Olson 1675 Flying Cloud Drive Joe Huber 1458 Goodrich, St. Paul 1 Mike Huber 1746 Presidential Lane, Shakopee Debra T. Olufson 761 Sierra Trail Anne Kareis- Delaney 1161 Bluff Creek Drive Lee K. Anderson 10441 Bluff Circle Sharmin Al -Jaff presented the staff report on this item. Emmings: Let's see. This isn't really a public hearing. Are people here in the audience who have come because of this proposal? Okay. The applicant is here too with a presentation I think and Paul, did you II preceive that this would be open up to the people who are here for comments? Krauss: I think so Mr. Chairman. That would be useful so the point of a II Planning Commission Meeting 1 April 15, 1992 - Page 6 concept hearing is to get as much on the table as we can so they can refine the plan. Emmings: And I should say too. I think that staff did a really good and I thorough job in putting this report together. They covered all the bases. Would you like to introduce yourself and make a presentation? I guess what we'd like you to do is make your presentation and show us your slides and , whatever you feel you'd like to present and then I think we'll open it up for some comments and if there's some things then you'd like to respond to, that'd be alright. , Jennifer Luhrs: Okay. Is this on? Yeah, okay. My name is Jennifer Luhrs and I'm working with Lee Gohlike of Stillwater on the development of this ' project. Lee is sitting here in the green shirt. I'm sure you're all familiar with the Assumption Seminary site as it looks today. You're probably aware of a lot of the problems with the place but you may not be as aware of some of the rich history and some of the environmental aspects II on this property. The property has been close to the wrecking ball on a number of occasions. One building was burned down for a fire department training project. When Lee first came across the project there was a man in a pick -up truck sizing it up for demolition. He purchased the property and has been working ever since to develop the proposal that would allow us to restore and preserve this important property. I don't know how many of you had a chance to read through the report. I'll go through the history very briefly. The property was originally founded as the MudCura Sanitarium by Dr. Henry Fisher in 1908 -1909. And he discovered the sulphur springs and theorized that they must have miraculous and positive curative II powers. There was really no scientific basis for this at the time but medicine was not as scientific and so people did work to sort of prove their theories. And he opened the MudCura Sanitarium in 1909 with just the, first two stories in the front and then in 1912 added the back portion of the building, the two wings and also a third floor. And by this time the sanitarium was quite well known. People came from all over the world and it had a capacity of 100 patients. Here's a little bit later shot of it with the landscaping. A little bit better shape. And here's an overview that, the doctor's house was added in 1911 and that's to the right of the building. And then to the right of that is a dormitory that was built in 1 1913 and that housed the nurses. Then there's a shed and another small caretakers house on the property. This is a full colored postcard, colorized picture of the MudCura Sanitarium. Speaking of postcards, here's ' one that tells what MudCura did. The MudCura treatments consist of hot sulphur mud baths. Hot and cold shower baths. Hot and cold sulphur water bath. Massage and electric treatments. Purported to help cure rheumatism, gout, neuralgia, kidney, bladder and nervous diseases. And this picture is" a rendering. This is not an actual photograph. We think that's what the original concept was for the building. It has eaves and dormers. The roofline is much different in actuality. Now if you're wondering what it's like to be wrapped in mud, this is an actual photograph and I have to thank ' Joe Huber who's sitting in the audience who has collected a lot of these photos and postcards on MudCura over the years. And he has allowed us to have those and use them and it's really helping us to know exactly what the history of the place is like. What it should look like. These women have been wrapped in mud. The mud, for your information, is warm. It's heated. It's not cold mud. The mud from this site has a lot of sulphur in it and II II Planning Commission Meeting April 15, 1992 - Page 7 other minerals. They wrap you in the mud and ou sweat and then they bathe Y Y you and put you in a room to cool down. And you know, it's becoming very II popular again, if only maybe because it's good to sweat once in a while. We don't really know if the mud actually does that much but. II Emmings: Will Blue Cross pay for this? Jennifer Luhrs: If you were in Europe, it would. In Europe, if you said you needed a few weeks at a spa, you'd have an automatic prescription and it'd all be paid for. But I don't think Blue Cross would cover this. No, these are the ladies being wrapped in mud. And it's very neat and clean but here's a couple of guys wrapped in mud. I don't know if they eventually got wrapped up in blankets or not or if they just weren't as fussy with the men but. So they really do wrap you in mud. That's one of the things that we hope to bring back to MudCura but we'll also offer some I of the more modern spa treatments such as the aroma therapy which is very popular right now. Massage. Sulphur and mineral baths. Steam baths. The typical spa treatments that you'd find in a European spa these days. This is the dining room and we won't be decorating it quite this sparsely. I think they wanted to make it look like a hospital but I don't think this would be a very popular look today. The outside, when we restore it, we will be going for historical site status so we will do the outside absolutely as it was. On the inside we'll make some changes to make it a little more accommodating for people today. These are the, it was called the pagoda. They're spring boxes and each of those have a sulphur spring. I People walked op,` to them. They're out further back in the fen. I think one may have beL. for drinking and one people may actually have sat in. Some of those, there are remnents of those. Mainly the concrete base and the water of course is still springing up. And we will be restoring those I exactly as they are there. This is the dormitory that was burned down for a fire practice training and we do hope to restore that, or rebuild it actually. It was used as a dormitory for the nurses. Sharmin, that's not I in the proposal but after we found this picture we thought maybe, now that we know what it looks like, we should consider that. And this is the dam. There's a pond behind it and then this dam apparently provided hydro- , electric power. We won't be doing that with it but we will replace the bridge. This is what it looks like today. This is taken the day we went out with the DNR to look at the property and there is no bridge there. The dam is still there. It's barely a trickle in the fall. We would like to I keep the dam but we've got a lot of work to do fixing that up. And this is looking down past the dam. This is what the creek looks like. There's a lot of debris and a lot of things that have been just thrown in there and I dumped in there over the years. We're going out with a crew in the next few days to clean that up. This is the inside and I don't know how many of you have been in there. A lot of our demolition work was done for us by II the area teenagers. They're very good at taking out glass block and just generally tearing things up. We are also at this time demoing some of the property. Some of the inside of that building and cleaning it up a little bit. This is something we had in the process. That's just to show some of II the windows that have been broken. This shows how we're cleaning it up. Floors are all swept. That picture's too dark to see anything. Oh, there's some structural things that we have to take care of. Get to right I away. The porch is starting to sag so we're working on some of those things to make sure it doesn't deteriorate any further until we actually Planning Commission Meeting 1 April 15, 1992 - Page 8 get the approval to go ahead with the project. And this picture is too ' dark but the point I wanted to make here is that we did find a lot of the original hardwood floors in place. Since so little is left of the inside of the building, it's always nice when you find something original. This used to be a big pile of old trees and brush and we were cleaning that up. It's a big project but we are getting a lot of stuff cleaned up out of there. Now if you're wondering what kind of person would want to take on all project like this, I can tell you that Lee's first inn project out in Stillwater is called the Outing Lodge at Pine Point and it has some similarities to the Chanhassen project. It was a historically significant I project. It's on a beautiful piece of property. It's structurally sound but it was a mess when he bought it. Just to give you an idea what can be done with a property that looks like it would be a white elephant and nobody would want to take it on. This is the basement at Pine Point. Another basement shot and then after rennovation, this is the basement. And this is a very popular meeting room. You don't even feel like you're in a basement. But this is the type of thing we hope to do with the Chanhassen project. Lee uses a lot of recycled timbers that are, we actually cut into boards ourselves. Flooring. In the upstairs of Pine Point is 100 year old fir boards that are about 20 inches wide. They have 11 a lot of character because they are so old. A lot of wood paneling. Lee does a lot of the paneling himself. And we just try to add as much warmth and character and charm to the place and in this case, we actually added more warmth and charm than Pine Point originally had. It started out as a II poor farm and it was one of the first poor farms in the State of Minnesota. It was founded in 1858. So when you come to Pine Point, you're technically visiting the poor farm but it doesn't feel like it. One of our businesses II at Pine Point is as a bed and breakfast on weekends. It's a nice weekend getaway. It's located in a 350 acre park and these are some of the rooms. We look for antiques whenever we can. This is one of the bathrooms with a ' jacuzzi and it's all marble floors and walls. Again looking for antique beds. Every room is different. We don't believe in going through and just doing standard rooms. Try to have different character for every room. This is another bathroom. That's a dark green marble. Another bedroom. And the staff. We have a very friendly staff and I think one of the reasons that the Outing Lodge is so popular is because the staff does bend over backwards to be very helpful and warm to people. We'll certainly be attempting to do the same thing out in Chanhassen. We have a full time chef. We aren't open as a restaurant to the public on a regular basis, partly because of our location and this is a tough business to be in. But we keep our chef busy full time because he does weddings on the weekends. He does cooking for the conference groups and then he does special dinners. We do theme dinners throughout the year and they are very popular. We also do special parties for people. And he's a superb chef. This is before we II landscaped Pine Point. To give you an idea of some of the things that we've had to do to make it a little more friendly and pleasant and landscaping will be an important part of the Chanhassen project. This is before we landscaped again. Sort of bare. A lot of flowers. And that's important for weddings. We find we have a lot of outdoor weddings in the garden area so we will be having gardens like that. We have one area at the seminary site that will be set aside just for big weddings. And winter II weddings are nice too. I have to brag a little bit here. Do you recognize the man on the right? That's Bill Moyers and he was out for his son's wedding and we were all pretty tickled about that. What's nice about the 1 1 1 Planning Commission Meeting April 15, 1992 - Page 9 Outing Lodge for weddings and we hope to also repeat that at Chanhassen, is that the families stay on the site so they have less driving around. A lot 1 of people choose to get married there too. They have the ceremony and the reception there and it just makes for a lot less driving and the people having the wedding get to spend the whole weekend with their guests. They get up the next morning and open gifts so it's a real nice concept for a wedding. And of course we do a lot of Christmas parties and that is our main interest in getting open this fall is to be able to start booking some Christmas parties and Christmas weddings. This is Pine Point in winter. And we do have cross country skiing because we are in a 350 acre park. Now the other aspect of our business is very important besides bed and breakfast and besides weddings on the weekends. During the week we keep very, very full with business conferences. We have a lot of conferences for 3M, because they are located so close to us. We also have done a lot of conferences for Cray Research and then just about every big company you can name in the Twin Cities. Dayton Hudson has been out a lot. Honeywell, IBM. It's a great place to have business meetings because it's such a change of environment. And the other thing that people really like is that they are given complete privacy. They take over the whole building for 1 their business meeting. They don't have to worry about anybody else hearing their confidential business. They move around to different rooms in the building and the staff is completely at their disposal. And it's II nice because it's not so far from the cities. If some people have to go home at night, it's not a problem. Some people stay overnight. That's going to be a very important part of the business at the seminary site and we feel this is an excellent location to serve some of the companies in the western suburbs that wouldn't necessarily want to come all the way out to Stillwater. Now another property that Lee also owns. It's not just historically significant, it's also environmentally significant, is called ' Seven Pines Lodge. It's in Lewis, Wisconsin and it was a fly fishing lodge. It was first developed as a fly fishing lodge at the turn of the century by Charles Lewis who was a Minneapolis grain broker. And he had fallen in love with this site. Not only does it have a wonderful trout stream, it also has 300 year old virgin white pines. It was one of the last remaining tracts of white pine forest. Originally Wisconsin was covered with this but lumbering interests left very little of the virgin white pine. So on this location we have the trout stream, the white pine, and then also the building is on the National Register of Historic Places. This is a photo of the property that was taken in 1913. And this is it ' today and that's Lee. This is the interior in 1913. And this is it today. So you can see we're genuinely interested in preserving the building the way it was. Not modernizing. This is another building in 1913 and this is ' it today. And then this is the stream house that's right on the trout stream. And this is how it looks today. Lee just worked with the Wisconsin DNR to upgrade this stream. As I mentioned before, we have visited the site with the DNR and we consider it critical that we work with the DNR to manage the Assumption Creek in a very sensitive way too. The DNR report came back that not only are there native brook trout in this stream but it's the last one in the 7 county metropolitan area and probably the last one feeding the Minnesota River. And it's a very precarious population. It's a one day of heavy fishing could seriously impair the stream, the population. The other environmental feature that we're very 1 happy to have and we're going to be very careful with is the calcarious fen. And that's sort of a swampy area with peat and in this case the peat II Planning Commission Meeting , April 15, 1992 - Page 10 has a high calcium content. The DNR pointed out that the,calcarious fen probably one of the rarest wetlands plant communities in North America. So we are very intent on protecting both the stream and the fen. And that's not just to be good guys. It's an asset to the property and it really defines the character of the development that we're doing. So those are, I don't know if I've covered everything. I've probably left things out but does anybody have any questions on these slides? , Emmings: Well, I'd rather not take questions and answers right now. If people have comments later. - Jennifer Luhrs: Okay, thank you. Emmings: If there are people who have shown up tonight because they're interested in this and they have comments or questions, as long as we have the developer here, if you want to just come up and tell us who you are, and ask your questions or make your comments, that'd be alright. ' Everette Olson: I'm Everette Olson and I'm their closest neighbor. Emmings: Can you come up here so we can, okay. , Everette Olson: Well I'm Everette Olson. I live at 1675 Flying Cloud II Drive and I'm their closest neighbor. And boy anything they can do is a blessing. It would be a blessing. Debbie Olufson: I'm Debbie Olufson and I live in Chanhassen. I'm just interested because my grandfather died at MudCura in 1931 and we were researching the family tree and we found out about this so that's why I just wanted to hear this. He got the cure but it didn't work. , Lee Anderson: Hi. I'm Lee Anderson. I live on Bluff Creek Drive. I too am in support of this concept. I really like what's going on. My one concern or caution and I wanted to ask the question or make an observation.' We look down on this property and one of the neat things about when we moved to the country so to speak was the fact that at night it was dark so I hope that the lighting for the parking lots and around the building, preserve security. We need that. But also isn't that it spends most of it's time going up into the sky as much as down to the ground. I think with all the other things they've thought about, that they probably have that covered but if not, my wife asked me and I'm bringing that over also to say that I hope that can be toned down and we don't need the lights of the city as much as to preserve kind of the quietness of the country winter when the sun goes down. , Emmings: Yeah, that's a good point. Have you thought about that? The nature of the lighting will be for parking lots and so forth? 1 Lee Gohlike: I'm Lee Gohlike and we've run into it out at Pine Point also and it's just an issue of the angle of the reflectors and you can make the lights more or less stay down at a 30 degree angle or whatever so that no light really reflects up other than some refractionai light but the ability to see the light bulb for example or any direct light, you really don't see that so I doubt that it'd be very little effect I think. 1 1 1 Planning Commission Meeting April 15, 1992 - Page 11 II Emmings: But would you be wanting to preserve that character too? I Lee Gohlike: Sure. Obviously with just the nature of the rest of the development, we're sensitive to all those sorts of things. II Emmings: Okay. Any other comments or questions? Anne Karels- Delaney: I'm Anne Karels - Delaney and I own the Bluff Creek Inn II Bed and Breakfast. And we're real happy to see that something's going to be done to that property since it's such an eyesore but I'm a little curious, where's the parking lot going to be? II Lee Gohlike: It will be located directly west of the building. Anne Karels - Delaney: So as you're driving along 212 and there's kind of an I opening in there, was that where the new driveway will be then? Lee Gohlike: Yes. It would be to the west of the building, just west of II the building. Anne Karels- Delaney: Okay, thanks. II Emmings: Anybody else who would like to ask any questions or make any comments? Yes sir? II Lee Anderson: I'm sorry, I have one other question. Does this have any implications on the development of the land to the north of it? Would this development, which again I'm in favor of, would it open the development? Because I'm a little concerned about the wetlands that are directly between I there and the railroad tracks themselves. I think that's kind of precious also and I just was wondering if this would open the door. I Krauss: Originally the entire site was held in one ownership. When Lee started talking with us a year and a half, 2 years ago, Lee entered into negotiations with the partnership that owned the property. It's Chan II Partners or whatever, and Lee purchased some 25 acres I think Lee wasn't it? Up to and a little beyond the creek. The rest of it's still owned by the partnership. Now I would assume it's their intent at some point to do something with it but exactly what really isn't clear. The seminary's a 1 real unusual case with us. We would not normalcy allow or look at allowing something like that to be on on -site sewer because we have no utilities in that area. Because this is a historic use and because we really want to II see this building preserved and it's reasonable to do, we want to take that shot and we think it can all work out. The long and the short of it is, I don't know what's going to happen in that open cornfield area. When they do plat it, their share of the fen will be protected by easement but there are no plans to run utilities down there in the near future. Lee Anderson: I'm thinking more of the swamp directly north or the 11 wetlands, or whatever. Not the cornfield. Krauss: Well a good portion of that fen is on Lee's property and will be il protected. There's a portion of it that goes beyond it and we'll protect it when they come in. Planning Commission Meeting 1 April 15, 1992 - Page 12 Lee Gohlike: I think the DNR is very concerned about any.development. You'd have a very difficult time building a building back there. Emmings: Well, we just don't allow that in Chanhassen anyway. There's no II development on any wetland area. To the extent that it's wetland, it's going to stay that way. Are there any comments from up here or questions? Farmakes: I have a few questions. And a few comments. I've spent some • time at Seven Pines. It's a very fine place. The plan that I have here shows some trails up in this fen area. Can you comment a little bit on what your intentions are with that? Lee Gohlike: Perhaps Jennifer knows more about it right now than I do. 1 Jennifer Luhrs: When we submitted the concept plan, that set the ball in motion. We did go out with the DNR. They recommended against having trails in the fen. We don't have our heart set on it. We were not thinking of a trail or paved or...hard surface. We were just thinking walking paths. Foot path maybe with a little marker that might show species of plants or something. Basically if there's a problem with having trails in the fen, I don't think they add that much because the grass is so II high in the summertime to walk out there and you can't see the water...so those are not so intent upon. We did get approval from the DNR to replace 11 the trails that go out to those pagoda's and those have little bridges. And you can still see where the trail was. That is still there and just basically what we'll do is just pull up the shurbs and trees that have grown...but we'll be very sensitive and we'll just change it minimally. Well will rebuild the bridges and... Farmakes: What is the structurally integrity of the dam area? Has that been assessed? Jennifer Luhrs: The dam is fine. It's holding. It's concrete. There's just no bridge there right now. 1 Farmakes: But it's fairly old? Is that originally? Krauss: Well, it's original. The concrete does look sound. I mean where II there's wooden boards in the dam, they're in poor shape. It doesn't have to, it's nothing terribly dangerous. I mean this holds up an empoundment , right there but even in the worst case, if it lets go it really doesn't hurt a whole lot. When we were originally going out to this property a couple years ago, frankly I was under the impression that that was the trout stream that had been dammed up but it turns out it's anything but. It's basically a little backwater off the main creek system which is further to the north. Farmakes: The comments that the DNR makes on the letter from Harsted. 1 Number 6. He's making a comment that it should be a couple of management courses are open or strategies to manage the creek as a brook trout fishery. Is that referring to this or is that referring to the Assumption Creek area? 1 1 Planning Commission Meeting April 15, 1992 - Page 13 II Krauss: That's to the creek where the trout actually are-which is beyond that. 1 Farmakes: Are you going to expand upon the fishery at all? Is that your, do you have any intentions with that? 1 Lee Gohlike: I think that it's best just left for people to look at the fish. The number of fly fisherman that would come out there to fish is fairly small. Even at Seven Pines where we're really into fly fishing at I Seven Pines as a main occupation. There can be a week go by without a single fly fisherman show up. They maybe come up there and have business meetings or to have dinner but I think realistically I think that there I would never be that much traffic so from reading the DNR's report, I tend to agree with we would like to have certain areas where people can just walk out to the edge of the brook and look at the fish. Anyone who would II like to go fly fishing...just allow that to happen. I don't see any... As long as it was catch and release. And we have the same thing at...That's so common with fly fishing brooks today that almost all sophisticated fly fisherman don't want to keep the fish. It's just good fish management... II Farmakes: I'm assuming under that then that this would not be open to the public fishing? 1 Lee Gohlike: Well, that's a good question and that's brought up in the ONR. It should either be open to the public and the DNR would improve the II brook and they would maintain paths into it but I think a more realistic approach, given the small number of fish in the brook. It's totally natural. It's never been stocked with any fishery grown fish. There may be some 7 or 8 inch trout in there but that'd be about the maximum. On our 1 trip a couple weeks ago we saw maybe 25 -30 fish in one school which means there are a fair number of fish in there but it's not an area with the other trout fishing areas around, I doubt that that many people would be interested in it enough to make it worth while for the DNR to even develop it. So...it would be best to, if someone from the public wants to go fishing there, I think we'll let them go fishing there... II Farmakes: I'm not even sure that many local people know it's there. I have no further questions. Emmings: Okay. Matt? Ledvina: I wanted to make sure, Knapp Creek and Assumption Creek, are they ' one and the same? Lee Gohlike: Knapp Creek is our Seven Pines creek. 1 Jennifer Luhrs: Yeah, that got into the report by mistake. I don't know if I did it or if... 1 Ledvina: Okay. So this is Assumption Creek? Okay. Just wanted to make sure. No, I've been to Pine Point and I really enjoyed it very much and I think I definitely agree with the concept. I think it's a great idea for this property. Planning Commission Meeting April 15, 1992 - Page 14 Conrad: Amazing. You're never going to find a group like this. You've been to Seven Pines. You've been to Pine Point and I've gone to Seven Pines so 3 out of 5. Where have you been? Erhart: I've been to 3M. Conrad: Lee, when did you get Seven Pines? 1 Lee Gohlike: A year ago October. When were you there? Conrad: Many years ago. And the guy who owned it then was from 3M. And III talked to him and had friends that go up there for wedding parties. Nice. Nice place. We do a lot of trout fishing north of you. I don't have anything to offer. I think the comments that have been brought up are good. I would hope, it just is a real neat plan. And some things that we'd be sensitive to and it appears that you're sensitive to them already. The lighting out there is an interesting point but some of the drainage issues, so we preserve the stream. Preserve the fen and whatever. That's where my main concerns are going to be. And then I think as staff has recommended, the traffic issue. And have to know a little bit more about that but at this point in time, I'm real positive about what I see. Erhart: Again, we should be so fortunate to have somebody take advantage of this thing and actually give it something, it sounds like a great utility. I'm a proponent of, I like trails. I'm a proponent of trails. My only concern, and again I know this is not detailed so I'm not going to get into details tonight but my concern is that we don't get too rigid on I some of these requirements for the pure sake or fear of humanizing it. Because while pure environment is nice, the fact is this is a developed area and I think we have to use some judgment on when we start restricting trails and I see the Park and Rec saying do not clear the stream. Does that mean not clear any of the garbage out? Some of it I think we have to II do this with reason and it is going to be a utilitized area. And some times you've got to take a little bit of reasonable risk so we get a II product that's useable. Not only by young people such as myself that can tramp over woods and things but people who aren't quite as able, disabled and so forth to enjoy the amenities that we have. Emmings: Are you referring to anybody up here? Erhart: No, not today. Looks great. 1 Emmings: I don't have anything to add. I think it looks like an outstanding plan. We need, if there aren't any other comments or questions, we need a motion. Conrad: Just a quick note and I don't know if it's ever going to show up on another staff report but under utilities, there's a typo. The word, municipal water and sanitary sewer services are available to the site. Because it probably will try to use some of this later on. Emmings: And before anybody makes a motion, just so the people who are interested in coming here tonight and are interested in this project, this is the most preliminary kind of plan we look at. And we're giving, I II II Planning Commission Meeting • April 15, 1992 - Page 15 assume from all the comments it's going to be approved and they'll be coming in with a very detailed plan later on and there will be a public hearing on that detailed plan. Is that right Paul? Krauss: Yes, exactly. II Emmings: And local landowners will be notified again so you'll get to see it in a lot more detail at that time and have another change to make comments and so forth. Conrad: I'll make a motion that staff prepare a PUD submittal responding to the issues raised in this report. Staff recommends that the PUD concept plan for the conference /spa center be approved subject to the following conditions and that's where we prepare a formal PUD submittal in response to the issues raised in the report. While working with staff on the final I development and point number 2 in the staff report, respond to issues raised in the conceptual review which are not too many. Emmings: I'll second it. Are there any discussions? II Conrad moved, Emmings seconded that the Planning Commission recommend that the PUD Concept Plan for the Spa /Conference Center be approved subject to I the following conditions: 1. Prepare a formal PUD submittal responding to issues raised in this ' report, while working with staff on the plan development. 2. Respond to issues raised by the conceptual review. II All voted in favor and the motion carried. II COMPREHENSIVE PLAN AMENDMENT AND ZONING ORDINANCE AMENDMENT REGARDING MINIMUM LOT SIZE IN THE RURAL SERVICE AREA. II Paul Krauss presented the staff report on this item. Krauss: Oh by the way, I should add that you might actually see one of 1 these developments occur. I was talking to Don Halla and Don has approval for 35 lots I believe it is under that old 2 1/2 acre zoning. He's been asking me if he would qualify to basically replat his project under this new guideline. I spoke to the City Attorney and we both agreed that sure, ' it seems to be in everybody's best interest to do that. We would still restrict him to that 35 lots that he was allocated under that pre '87 subdivision that he had because he's got a density problem. Emmings: But if he replats, wouldn't he have to, why wouldn't he have to be 1 in 10? II Krauss: Well, that's where he becomes grandfathered in. He's entitled to right now, until 1994, to plat out his 35, 2 1/2 acre lots. Since that is construed to be in nobody's interest, why not let him get this 35 lots in a smaller corner of his property. Now that's under his grandfathering. r ) CITYOF CHANHASSEN k14 ,, I 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 II (612) 937 -1900 • FAX (612) 937 -5739 MEMORANDUM TO: Sharmin Al -Jaff, Planner I I FROM: Mark Littfin, Fire Marshal ' DATE: March 19, 1992 SUBJ: Concept Plan for a planned Unit Development at 1350 Flying Cloud Drive Comments and /or requirements: I 1) Buildings must meet all building and fire codes. Buildings must be completely fire sprinklered per NFPA 13. 2) Fire lanes must be a minimum 20' in width. 3) Vertical clearance of entry drop off must be a minimum of I 13'6 ". 4) Entry drop off lane must be properly designed to accommodate I turning of aerial truck. 5) "No Parking Fire Lane" signs shall be installed per Fire I Marshal requirement. 6) Provide approved fire apparatus turnaround at east service drive. 7) The fire sprinkler system must be reviewed and approved by a "fire protection engineer" or consultant. This person must be agreed upon by both the owner and the City Fire Marshal. cc: Steve A. Kirchman, Building Official I I i 4: 6 PRINTED ON RECYCLED PAPER 1 1 CITYOF *,,'' '-'°'"''' 0 CHANHASSEN 1 .„,;....„, ..f, 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 1 .41 ft'' (612) 937 -1900 • FAX (612) 937 -5739 1 MEMORANDUM 1 TO: Sharmin Al -Jaff, Planner I FROM: Dave Hempel, Sr. Engineering Technician II DATE: March 24, 1992 SUBJ: Review of Concept Plan for a PUD Development for a I Conference Center /Spa, 1350 Flying Cloud Drive File No. 92 -6 LUR 1 Upon review of the site plan prepared by DeMars - Gabriel Land Surveyors, Inc. dated September 18, 1990, I offer the following comments: 1 SITE GRADING The site plan does not provide proposed or existing ground contours so it is difficult to determine to what extent the site may be altered with expansion. According to the summary provided by the 1 applicant, almost no change is anticipated to the existing grades except for the parking lots which are proposed to drain towards TH 212. Drainage appears to be overland which may be of some concern. 1 The drainage area (impervious surface) is quite large and will necessitate incorporating storm sewers and retention ponds prior to discharging into MnDOT's ditch or existing drainageways. Staff 1 recommends that a comprehensive drainage plan be prepared including implementation of storm sewers and retention basins. Storm sewer calculations should also be prepared based on a 10 -year storm II event. UTILITIES 1 No municipal water or sanitary sewer service is available to this site. Apparently there is an existing well on the site that will 1 be utilized. The facility will have to provide an acceptable septic system design and location. 1 1 t./ PRINTED ON RECYCLED PAPER Sharmin Al -Jaff 1 March 24, 1992 Page 2 ACCESS The concept plan does provide for a right turn lane on westbound TH 1 212 into the development as well as a left turn lane and a bypass on eastbound TH 212 which is appropriate. The two existing entrances in front of the building are proposed to be essentially relocated, one easterly as a entrance to a future car museum. The second entrance appears to be the main entrance to the development. It is recommended that all driveways be paved with asphalt or concrete to help reduce erosion and maintenance. ktm 1 c: Charles Folch, City Engineer 1 1 1 1 1 1 1 1 1. 1 CITYOF k0� CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937 -1900 • FAX (612) 937 -5739 1 MEMORANDUM TO: Sharmin Al -Jaff, Planner One 1 FROM: Todd Hoffman, Park and Recreation Coordinator 1 DATE: March 26, 1992 SUBJ: Conference /Spa Center, Leland Gohlike, Old Assumption Seminary Property 1 The Park and Recreation Commission reviewed the ro osed conference center to be P P located on the former Assumption Seminary property on March 24, 1992. As we have discussed, the proposal does not include the subdivision of property. This prohibits the Park and Recreation Commission from requiring parkland dedication, construction of trails, or payments of fees in lieu of dedication and construction. However, the Park and Recreation Commission had very strong feelings over the preservation of the creek located on the property. This creek is the only remaining designated trout stream in the seven county 1 metropolitan area. The trout present in the creek are a native brook trout. Upon the conclusion of their discussion, the Commission expressed a desire to let it be 1 known that they are in favor of leaving the creek untouched as it is found today. They are opposed to any modifications or clearing of the stream or its banks due to the potential impact this would have on this very small and sensitive ecosystem. 1 ATTACHMENT 1 1. Park and Recreation Commission Report dated March 24, 1992 • 1 1 • 1 1 m et sr PRINTED ON RECYCLED PAPER TY 0 F PRC DATE: March 24, 1992 ' CIIAIHAZET CC DATE: Hoffman:k STAFF REPORT PROPOSAL: Concept Plan for a Planned Unit Development for a conference /spa center on 19+ acres of property zoned A2, Agricufural Estate and located at 1350 Flying Cloud Drive (former Assumption Seminary property), Leland Gohlike LOCATION: 1350 Flying Cloud Drive (see vicinity map) Z Q (� APPLICANT: Leland F. Gohlike 11661 Myeron Road . 0. Stillwater, MN 55082 4 Q PRESENT ZONING: A2, Agricultural Estate ADJACENT ZONING AND LAND USE: N - A2, Agricultural Estate S - A2, Agricultural Estate E - A2, Agricultural Estate W - A2, Agricultural Estate • F ic5 COMPREHENSIVE PLAN: This site is being developed as a commercial establishment catering to the conference market. The acquisition of park property in this region is not called for under the guidelines of the Comprehensive Plan. This center will be providing ample opportunity for recreation to their clients. W COMPREHENSIVE TRAIL PLAN: l ugm The Recreation Section of the Comprehensive Plan calls for a trail to be maintained on the railroad bed north of this site. This trail alignment was recently reviewed by the Commission and is currently being investigated by Hennepin Parks. A trail along U.S. State Highway 212 is not identified in the Comprehensive Plan. 1 ' ' Park and Recreation Con. ;ion March 17, 1992 Page 2 I BACKGROUND: I Typically the Commission reviews the park and trail fee requirements of ei,ch development proposal in Chanhassen. In this case, the applicant is not requesting to subdivide the property. As such, the city cannot require the provision of parkland or the payment of park and trail fees as a condition of approval. However, 1 the Commission did request that if any property adjacent to the Assumption Creek be developed, the Commission be given the opportunity to review the proposal. A site visit was conducted on Thursday, March 12, 1992, with the applicant, Leland Gohlike, Jennifer Luhrs, I members of the Planning Department, Building Official, and representatives from the DNR Division of Waters and Federal Fish and Wildlife Service. This group toured the site, entering the building, walking on the fen (an unusual wetland composed of deep peat deposits saturated with water containing high levels of sulphur), I and exploring Assumption Creek. The creek is a designated trout stream by the Department of Natural Resources Division of Fisheries, and trout were observed at the time of this site visit. One relatively deep and secluded pool was refuge for an estimated 30-50 trout ranging in size from 4" to 8 ". The trout present In the creek are a native Brook Trout. I 1 believe the protection of the creek and the trout is the main objective of the Commission. This is a worthy cause since the total length of the habitable creek is less than a mile during low water conditions. Presently I under high water conditions, this aquatic nitch is severely reduced to approximately one-quarter mile of creek. This may be the reason for observing such a high number of trout in the upper region of the creek last Thursday. The majority of the creek basin south of Highway 212 is currently flooded by the Minnesota I River. Unfortunately, control of the creek shore, short of outright purchase, is out of the city's hands. The applicant has expressed and documented the general intent to be sensitive to the environment, however, they do plan to perform extensive landscaping in the area (see landscaping section of the project overview). Discussions among the agencies in the field concluded with the DNR being put in the forefront of I negotiations with the applicant over the future of the creek basin. City staff will continue to communicate with the applicant and the DNR in this regard. I No action is necessary on this item. ATTACHMENTS 1 1. Vicinity Map 2. Site Plan 3. Building Plans 1 4. Project Overview 1 1 1 1 1 1 .1 CITYOF ,,,t, : 1 ii CHANHASSEN 1,- -,,::: „ , x ,„ ,„,,,, lik, 1 „f _J._ , 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 I4 kip (612) 937 -1900 • FAX (612) 937 -5739 I MEMORANDUM DATE (mm /dd /yy): 03/16/92 TO: Sharrnin Al -Jaff TITLE /TO: Planner I THROUGH: TITLE /THROUGH: FROM: Steve A. Kirchman ( TITLE /FROM: Building Official 1 SUBJECT: Planning Case: 92 -5 PUD (former Assumption Seminary) I _ : Background: The building were constructed before any building codes existed in the area. The new proposed use is different from any previous occupancies, and each ' aspect of the proposed use of the building will need to be scrutinized to determine code compliance or possible paths to code compliance. Analysis: 1 I understand the onsite sewage treatment system was rebuilt in the late 1060 It would be helpful if more details could be found on the system th is now in place, but codes have changed since then and a new system or syste is likely to be needed. It may be possible to continue using elements of the existing system if they meet codes or can be corrected to meet code. It may also be possible, even desirable, to build a number of completely independent systems. This would permit each system to be built and put into service as is needed. The system(s) will have most likely have daily anticipated flows of over 10,000 gallons and, as such, must be reviewed and approved by the I Minnesota Pollution Control Agency. The developer appears to be well versed in the various requirements regardin the design, alteration, and ultimate use of the buildings, but I want to emphasize the importance of close communication and cooperation between the Inspections Division and the design professionals on this project. I would like to meet the architect and engineer of record -es soon as possible. I The State Building Code requires the handicap parking stalls to be located as near the entrance to the building as practicable. The handicap spaces would be more appropriate between the well house and the main building. Their location in the main lot is over 200 feet from the entrance. This and septic - site considerations may cause significant changes in the site plan. I Recommendation: The developer should determine the size, type and location of required and existing onsite sewage treatment systems as soon as possible. The system II should be designed by a professional engineer licensed as a designer by Carver County. v q141 PRINTED ON RECYCLED PAPER 1 1 STATE OF F ` ° =` "K DEPARTMENT OF NATURAL RESOU:R ES C r7Ac �, r; . METRO WATERS - 1200 WARNER ROAD, ST. PAUL, MN 55106 PHONE NO. 772 -7910 FILE NO April 1, 1992 Ms. Sharmin Al -Jaff Planning Department City of Chanhassen 690 Coulter Drive, P.O. Box 147 Chanhassen, MN 55317 RE: CONCEPT PLAN, CONFERENCE /SPA CENTER, ASSUMPTION SEMINARY ' SITE, CITY OF CHANHASSEN, CARVER COUNTY Dear Ms. Al -Jaff: We have reviewed the site plans (received March 6, 1992) for the above - referenced project (SW1 /4 Section 35, T.115N, R.23W) and have the following comments to offer: 1. Designated trout stream Assumption Creek is on the proposed project site. The stream contains a very small ' population of native brook trout, which may be the only surviving native population of brook trout in the Minnesota River Watershed. The developer should consult with the DNR Division of Fisheries on all work that will affect Assumption Creek and its population of brook trout. In particular, the developer should address the following concerns: ' a. Brook trout require cold, clean water in order to survive. Existing trees that occur near Assumption Creek ' should be left standing in order to shade the creek and prevent sunlight from heating the water. b. Warm stormwater from the impervious surfaces of the development could heat the trout stream and make it unsuitable for trout to survive. Pollutants from the stormwater runoff could also destroy the trout habitat. All stormwater from impervious surfaces in the project site should be routed away from Assumption Creek and Fen. ' c. Warm water from the heat pump could destroy the trout stream. Steps should be taken to ensure that warm water from the heat pump does not reach Assumption Creek. 1 r AN EQUAL OPPORTUNITY EMPLOYER 1 Sharmin Al -Jaff April 1, 1992 Page 2 d. Steps should be taken to ensure that effluent from the on -site septic systems does not adversely affect the water quality of the trout stream. Nutrients from the septic systems, and from fertilizer, could promote the growth of algae which would make the Assumption Creek unsuitable for trout. 2. A calcareous fen is on the proposed project site. The Minnesota Wetland Conservation Act of 1991 requires all work that may affect calcareous fens to be approved by the Commissioner of Natural Resources. In particular, the following concerns should be addressed: a. The restoration of the existing spring box, the pagoda and the bridge that leads to them could be permitted if the work was done carefully. The applicant would need to submit a more detailed plan (drawn to scale) to the DNR for review of any proposed improvements in the fen. The construction of the golf course, walking paths, and landscaping would not be allowed within the fen. 1 b. The excavation of material from the fen will not be allowed. 3. The proposed project site is not within a designated shoreland district. 4. Portions of the proposed project site are within the 100 -year floodplain of the Minnesota River. All work that is within the floodplain should comply with applicable floodplain regulations of both the City of Chanhassen and the Lower Minnesota River Watershed District. 5. Appropriate erosion control measures should be taken 1 during the construction period. The Minnesota Construction Site Erosion and Sediment Control Planning Handbook (Board of Water & Soil Resources and Association of Metropolitan Soil and Water Conservation Districts) guidelines, or their equivalent, should be followed. 6. If construction involves dewatering in excess of 10,000 1 gallons per day or 1 million gallons per year, a DNR appropriations permit would be required. You are advised that it typically takes approximately 60 days to process the permit application. 1 1 1 ' Sharmin Al -Jaff April 1, 1992 Page 3 7. If the water obtained from the well and from the spring box exceed 10,000 gallons per day or 1 million gallons per year, the owner will need to obtain a DNR appropriation permit for a private water supply. The developer should note that the effects of the withdrawal of water from the springbox and the ' well will be monitored by the DNR. If the withdrawal of water appears to be adversely affecting the trout stream or the fen, • the appropriation of water will be halted. 1 8. Enclosed with this letter are additional comments from DNR Ecological Services. 1 Thank you for the opportunity to comment. Please contact me at 772 -7910 should you have any questions regarding these comments. Sincerely, ' Ceil Strauss Area Hydrologist cc: Larry Samstad, Lower Minnesota River WMO Dave Zappetillo, DNR Fisheries Manager Wayne Barstad, DNR Ecological Services Jon Parker, DNR Wildlife Manager Welby Smith /Bonita Eliason, DNR Wildlife Paul Burke, USFWS City of Chanhassen General File City of Chanhassen Floodplain File 1 1 1 1 1 1 II 1 DNR FISH & WILDLIFE METRO REGION ENVIRONMENTAL ASSESSMENT 1 DATE: 03/26/92 TO: Ceil Strauss Area Hydrologist, Metro Region FROM: Wayne Barstad Ecological Services, FWEAB PHONE: 772 -7940 ' RE: ASSUMPTION SEMINARY CONFERENCE /SPA CENTER • i I see no reason to oppose this project as long as the developer is willing to avoid negatively impacting Assumption Creek and the surrounding calcareous fen. The integrity of this area must be preserved and maintained. These are unique and valuable ecological systems. Eggers and Reed (Wetland Plants and Plant Communities of Minnesota and Wisconsin, 1987) state that calcareous fens are probably the rarest wetland plant communities in North America. The brook trout, the only salmonid native to streams and inland lakes of Minnesota, has seen its habitat reduced almost entirely to small streams such as Assumption Creek. This population might be the last unaltered native brook trout population existing tributary to the Minnesota River. As such, it is extremely important as a contributor to the area's biodiversity. The need to protect this stream cannot be overstated. Several concerns were raised during the site visit on March 12, and • they are summarized here: 1. Welby Smith recommended that no trails be developed within the calcareous fen with the possible exception of a short approach to the spring house (or was it the pagoda ?). As I recall, we walked a short distance from the upland corn field to two spring boxes at the pagoda. This required a short crossing of the fen. The locations on the drawing provided us do not appear to be accurate. Before we make specific recommendations, we should be provided with accurate and to -scale maps of the site. ' 2. Alterations to the fen should not be allowed. Soils were removed from the fen for use in previous spa operations. That activity should not be allowed. The DFW supports the removal of the dam and restoration of the streambed within the pond. However, the developer should consult with Fisheries before doing any of that work. 1 '• • 3. Restoration of the stream in the area presently impounded by the dam should follow these procedures: Stop the flow at the downstream end of the pond. Dredge the pond and remove the spoils to an upland area such as the cornfield, from which the water from the spoils can drain back into the head of the pond. Shape and grade the channel. Remove the dam. Replant the streambank vegetation. 4. No surface water should be appropriated for operation of the facility. The appropriation of surface water could endanger both the stream and the fen. 5. All riparian vegetation and all snags and downed trees in the riparian corridor should be left in place. 6. There are two management strategies which could be employed on Assumption Creek. One is to actively manage the creek as a brook trout fishery accessible to the public. The requirements of this ' are 1) public access, 2) habitat improvement and 3) catch -and- release only. Fisheries has negotiated with past landowners for an easement to provide public fishing access and has the capabilities to restore the stream stretch that is now the pond and to make additional habitat improvements downstream. This is something that Lee Gohlike should consider. The advantage to him is that the work in the pond would be done without cost to him. The obvious I disadvantage would be the public access to a thin strip of land adjacent to the stream. However, that should not be a hardship. The other strategy would be to let the stream manage itself. There may be no ecological advantage to providing a public fishery on Assumption Creek as long as the landowner is willing and capable of providing this trout population the same level of protection as it would be afforded under public management. The population is naturally very small and highly sensitive to fishing pressure. A single afternoon of heavy fishing mortality would be enough to ' collapse the population through the elimination of spawning -age fish and subsequent year classes. Regardless of who accesses it, catch - and - release would have to be the rule. Lee Gohlike could be in the position to restrict the fish take to the point of near total under - utilization (through the strict enforcement of catch and release) which would allow natural selection alone to maintain the population. cc: Dave Zappetillo Bonita Eliason Con Christianson 1 Minn ' " WO I 1 A Division of Arkla, Inc. March 10, 1992 1 1 Ms. Sharmin AI -Jaff Planner 1 City of Chanhassen 690 Coulter Drive 1 P.O. Box 147 Chanhassen, Minnesota 55317 Re: 92 -5 PUD Planned Unit Development Assumption Seminary Site 1 Dear Ms. Al -Jaff Enclosed are the prints for this project and a print of our section map showing our gas mains in the area. Individual services are also shown. Natural gas service is available to this property from the mains shown. No additional gas main installations are anticipated at this time unless the developer /builder requests gas service. Minnegasco has no objections to this proposal. Should you have any questions please contact 1 me or the Sales Department. Sincerely 1 4.74 k4772 Richard J. Pilon, P.E. Senior Administration Engineer Engineering Services 612 - 342 -5426 pc: Mary Palkovich Al Swintek RECEM -r i Min - 1 1 700 West Linden Avenue P.0 Box 1165 Minneapolis, MN 55440 1 • v Minnesota Valley Electric 1 E C O 0 P E R A T 1 V E C i fe 1 Owned by those we serve for more than 50 years 1 March 11, 1992 1 1 Mr. Sharmin AI -Jaff, Planner 1 City of Chanhassen 690 Coulter Drive P.O. Box 147 Il Chanhassen, MN 55317 RE: Planning Case: 92 -5 PUD 1 In light of the complete renovation of the Mud Cura Health Spa site, it is probable that electric facilities on the site will need to be completely replaced. The developer may incur some expense in 1 accommodating this up- grade. However, MVEC sees no unusual problems and welcomes the project. II Sincerely. Minneta '.11ey Electric Cooperative II %�i on Jabs , 1 esign ineer RJ:nr 1 1 1 1 1 MAR 12 1992 CITY OF CHANHASSEN I Main office — 20425 Johnson Memorial Drive, P.O. Box 125, Jordan, Minnesota 55352 Service office — Southcross Shoppes, 4078 West County Road 42, Savage, Minnesota 55378 (612) 492 -2313 or 1- 800 - 282 -6832 • FAX 492 -8274 -.0- • '..; '.*. g.. .---,.. \\\ 1 ‘ • , . ik,.....‘ i A \\ \_. 1 ., --$ ; 1 I 1 \ 1 4 ol kr 1 . \ - -2 a 1.*44'... ■ , ..t: \ ' ' •4 .....t , • - '' IS it.„ 7. , . 0 la. r 1 . . 41 r- -Ibb Is. X Illw 0 tri po .. i 0 1 —I co — .— M •-../ co 7C —I 1'l --I C4 „...... 0 1 r- . PC r co, 1 _ -..... :..- II 1 Z i o o _ ---------- _ — ------ _ -------- _ 'o��NNEsotl V Mir •sota Department of Transportation _ Metropolitan District • Transportation Building St. Paul, Minnesota 55155 ~T OF Tilt) Oakdale Office, 3485 Hadley Avenue North, Oakdale, Minnesota 55128 1 Golden Valley Office, 2055 North Lilac Drive, Golden Valley, Minnesota 55422 Reply to Golden Valley Office April 7, 1992 Telephone No. 593 - 8753 I Ms. Sharmin Al -Jaff I City of Chanhassen 690 Coulter Dr, P.O. Box 147 Chanhassen, MN 55317 I In Reply Refer To: TH 212 I C.S. 1013 PUD for Assumption Seminary Site TH 212 1 Chanhassen Dear Ms. Al -Jaff: 1 We are in receipt of the above referenced plat for our review in accordance with Minnesota Statutes 505.02 and 505.03 Plats and Surveys. We find the plat acceptable for further 1 development with consideration of the following comments: There is a mill and overlay project scheduled for this area in 1993. The developer 1 and Mn /DOT should coordinate this local action. The west entrance to the proposed site will require a right turn lane and bypass lane 1 to allow for safe turning movements into the property. The east entrance will be designated a "Right In Only" and will require a right turn lane. 1 - The proposed right turn lanes will fill much of the existing small ditches along TH 212. This action may require the placement of curb and gutter with storm drain to 1 replace the loss of the ditches. Also, the 105 car parking lot should be curbed with catch basins if the ditches are filled. Drainage area maps and computations should be provided at the time an application for the construction permit is submitted. 1 If you have any questions regarding this plat please call me at 593 -8753. I Sincerely, L11.---C I Tim Henkel Planning Supervisor I cc: Mary Anderson, Metropolitan Council Roger Gustafson, Carver r •.• APR 1 0 1a-,2 Ted Demna, Carver Co. Su -.: . _ .. \ CITY 1 MINNESOTA OF C� "; I _ _. 1990 An Equal Opportunity Employer ), t • ,1 15 1 1 it THE OUTING LODGE AT PINE POINT 1 11661 Myeron Road North, Stillwater, MN 55082 (612) 439 -9747 1 April 8, 1992 1 Mr. & Mrs. Joseph Elmgren 1221 Bluff Creek Drive 1 Chaska, MN 55318 Dear Mr. & Mrs. Elmgren: 1 Recently you should have received notice of a Chanhassen Planning Commission meeting, scheduled for Wednesday, April 15, 1992, at 7:30 p.m., to discuss the concept plan for renovation of the Assumption Seminary site. We would also like to encourage you to attend the meeting, so that we can meet you and 1 discuss any and all concerns for the preservation and redevelopment of this historic property. We will give a short slide presentation to help you better understand the type of restorations we have done in the past, and which we hope to do at the Seminary site. Because there never seems to be enough time at these meetings, we are sending you a copy 1 of the concept plan we have submitted, along with some literature on our other historic properties, so that you will have time to review them before the meeting. You are also invited to visit our other locations, at your convenience; just give us a call to let us know you are coming. As neighbors, we welcome your input, and hope that you'll leave the meeting with a sense 1 • of our commitment and enthusiasm to make this challenging project an historical, environmental, and economic asset to your community. 1 Sincerely Y, • Q 1 ennifer A. Luhrs 1 Project Manager 1 1 II FROM CITY OF CHUMHp SEtJ 04.07.1432 1 9 P. 1 .,HARRY LINDBERY WILFRED JR & K DAHLKE , EVERETT & M OLSON 6901 MALONEY AVENUE • 1705 FLYING CLOUD DR , 1675 FLYING CLOUD DR 1M INNETONKA MN 55343 CHASKA MN 55318 CHASKA MN 55318 `EODORE & I PAHL LOUIS E ZAMJAHN ET AL HELEN SALDEN ET AL ( ROUTE 3 206 OAK STREET ' WABURY APARTMENTS SHAKOPEE MN 55379 CHASKA MN 55318 110340 GESKE ROAD 1 CHASKA MN 55318 HESTER & 13 TEICH LEONARD & L SIMONS HAROLD F HESSE 25 FLYING CLOUD ' 221 LAKEWOOD 1425 BLUFF CREEK DR HASKA MN 55318 LAKE CITY MN 55041 CHASKA MN 55318 1 DIANE GILBERTSON ANNE KARELS ti ARI & SUSAN FUAD .190 BLUFF CREEK DRIVE , 1161 BLUFF CREEK DRIVE 9724 MILLCREEK DRIVE 'CHASKA MN 55318 CHASKA MN 55318 ' EDEN PRAIRIE MN 55344 (ICHARD & J NIEMI ,_ LEE & EMILY ANDERSON ,.. JOESEPH & M ELMGREN 00 CLAY CLIFFE DRIVE ' 10441 BLUFF CIRCLE 1221 BLUFF CREEK DRIVE XCELSIOR MN 55331 CHASKA MN 55318 CHASKA MN 55318 LARK & V DAVIS )3RIOL 10377 HEIDI LANE 1HASKA MN 55318 • � ' & .. , { + ` i ►� • 6, . t . . . - 1 1 PoRt•It' brand fax transmittal memo 7671 • of pops ► Pram 11 ,�he r L„u.}1r5 t,u.i Kra us5 co. C GT Ju &S 1 • ° "q 7.190• •x* I 1 1 1 CONCEPT PLAN ' fora ' Planned Unit Development at 1350 Flying Cloud Drive (Site of the former Assumption Seminary) 1 Chanhassen, MN ' Submitted by F. Leland . Gohlike 11661 Myeron Road Stillwater, MN 55082 (612) 439 -2114 March 2,1992 1 1 1 1 I PROJECT OVERVIEW This Planned Unit Development seeks to recreate in spirit and in authentic architectural detail man This armed p p many I important elements of the MudCura health spa/sanitarium, which operated at this site from 1909 to 1951. I At that time, the sulphur -rich mud and mineral waters of the Chanhassen Springs, which dot the property, were thought to have curative powers. People came from as far away as Europe to drink and bathe in the waters, and to have themselves wrapped in mud. I Today there is a renewed interest in natural spring and mineral waters, and in the benefits of mud-- - but the emphasis has shifted away from medicinal cures to more general benefits, such as relaxation, 1 healthfulness, and general well- being. This will be the emphasis of the new facility. Typical spa services will include mineral baths and other hydrotherapy, massage, aromatherapy, 1 saunas, mud wraps, exercise and fitness plans, natural food diets, and other general beauty treatments. I In addition to its overnight and day spa services, the new facility will also function as a business retreat and conference center (mainly during the week), as a wedding reception banquet hall (mainly on weekends), and as a small spa hotel for weekend getaways. 1 This combination of complementary uses allows for optimal utilization of staff and facilities, and has been an important element in the financial success of the developer's other similar business, the I Outing Lodge at Pine Point, a Planned Unit Development operating successfully since 1988 in Stillwater, MN. I Another of the developer's properties, Seven Pines Lodge (est. 1903) in Lewis, WI, features a protected trout stream and 300 - year -old virgin white pines, and is on the National Register of Historic Places. Every effort will be made to develop the Chanhassen Springs property in a similarly 1 historically- and environmentally - sensitive way, so that it,too, can find a place on the National Register, and once again become a source of recognition and pride for the community of 1 Chanhassen. 1 1 1 2 HISTORY OF THE SITE The reprint of a newspaper article from the June 23, 1988 issue of the Chanhassen Villager, on the following two pages of this report, gives a fairly detailed and accurate history of the site. UTILr ' No municipal water or sewer services are currently available at the site, nor will they be in the near future. The on -site 8" diameter well and on -site septic system will be tested and evaluated. The septic system was designed by McCann & Assoc. and constructed in 1968. The original drawings and specs are being researched at this time. The system was designed to serve 100 full- time residents; in the new development the load will be less. However, if necessary the septic system will be upgraded to meet all current codes. 1 Natural gas is currently available at the site, but there is no heating plant in the main building. A fuel - efficient natural gas forced -air heating plant will be located on the roof, with direct -vent natural gas fireplaces supplying supplemental heat in the guest rooms. A heat pump located on the roof will provide air conditioning, with waste water recycled to the extensive garden and lawn areas. ' Currently there is electrical service to the property, but all new wiring will have to be added. All 1 state electrical codes will be met. The developer is aware of the necessity to comply with all local and state fire codes, by providing fire doors and signed and lighted exits where necessary, fire- proofing wood panelling, etc. An all -new sprinkler system will have to be installed. It is hoped that some of the water for this sprinkler system can be provided by the pool/mineral bath in the sunken area where the boilers used to be on the garden level. All new plumbing will be required. A plumbing plan will be submitted to the state. , Energy codes will be met with energy efficient windows and doors. Exterior walls will be insulated with approved rigid insulation. If necessary the attic crawl space will also be insulated. ' All handicap regulations will be met including bathrooms, bedrooms, elevator, and ramped 1 entrances. 1 'S ave or D estrop 1 Mudcura attracted from 1 patients afar By Mary Durben In its heyday, the "Mudcura" I attracted people from all over Minnesota and neighboring states, possibly even from foreign coun- tries. With ailments ranging from I rheumatism and skin diseases to kidney and "nerve diseases," they came to the sanitarium in southern Chanhassen to take "the cure." There followed a period when the r, , (- G r ' r 1 facility was home to the Franciscan PY ""'"�"""'" 7CZ "`- ` brothers, who taught philosophy and . , Grin t theology and trained young men to , -_--� ; +a �� Y cure spiritual ailments at Assump- ma ; y tion Seminary, - - °!" ( z t � " complex still stands beside "- - i } �w z The Highway just east of Chaska wa 212 j _. t 9` it has but » . x " II1 � r, "' become an eyesore on an ,. s s ' a ti otherwise- beautiful landsca of N„. y ".' -, , rolling hills tr ' Pe � --if ma ees and farmsteads. a Pigeons fly in and out of the gaping a N ' E .� -- , second- and third-story windows on ,. 3 V, *», "p <:N � °° ` X ;, ;1,41 ; ii the massive, brick main building, ..�' "A"41.- ,� � , .a • while the first -floor windows are ; F ''° d � " , boarded up. Graffiti mars the ex - � +' r =. i . > R 3 s X � .rt • tenor —the legend "hell house" is The Mudcura Sanitarium, as it looked In about 1915, offered "the owe" for arthritis, rheumatism and many othe I sill faintly visible, though efforts ailments. Photos courtesy of the Carver County Historical Society. have been made to remove it. main building into a bed -and- ; Other buildings on the site are in breakfast inn. (See accompanying even illed with shape, vandalized and story.) The eleventh-hour plan, if it garbage. The remains of is realized, may save a piece of area a roof hang down into an old brick history from being lost. • garage. Two houses on the site are 0 0 now occupied by tenants who watch According to Sue Dreydoppel of the property for vandals, but the the Carver County Historical Society � ' Chanhassen City Council recently the property can be traced back declared the site a health and safety about 100 years. An n 1880 plat map of The ply ,bas �d the county shows it belonging to l R s ' p Th with no a* "cure e ted a a cressey; husk it heieng I g g P,. e " n 1 working with the e bben on to I arkier .eror,ahopa [t re g3; i1,r C t m i t alt , _ 4 ` S on to hie'soa Joo hn The lv et owner er sprl in the spring and the �, '.' t . `'v f ` ' . : ¢ r ' >y :owner, 1908 was Conrad Eran first, to secure e premises and promptly o y sold it l soil soil surroundin it Or ramie e i , Fischer. Fischer, 1 were heavily It � ` � ``. ' u , i di - - Canada, his M.D. from , ' j3 re gn a t e d with "'` x ''' -: Ye un- Detroit Medical College in 1894 and ," dertaking. El q ? fi r', ; �r �t practice in vi sulphur, and he con- � The buildings app to be- Sometime afteer in ceived the idea that I a bey continued th beyond usa saving, but they Shakopee Fischer discovered a they must . . . have le pique curiosity of sulphur spring across the river in valuable c u ra t i v e people in history and in Carver Coup historical preservatiof#.' were not the exception pow . In the past week a new potential the area. Still, Fischer regarded his .. Dr. Henry Fischer buyer, Grace Morgan, has come find as remarkable and potentially ' forward with plans to convert the MUDCURA to page 5 6 landm may be restored bed.an Y as breakfasl 1 By Mary DurboUl Morgan said Monday that her plans out by the Franciscans after they , . ever, the property owners anc The derelict buildings of the old are still on and she is confident the purchased the • building in 1951. . % officials will probably revert tc Mudcura Sanitarium/Assumption restoration can be accomplished. Morgan says she may also try to , 'er plans to demolish the Seminary appeared to be doomed to After touring the building, Morgan reproduce the original turbine dings, which have been declares the torch and wrecking ball, but just upped her estimate of restoration generating system, which could : 1 and safety hazard. tune was running out, they ap- costs f x,000 to $1 million. She produce enough electricity to sell he Mudcura - Assumptio tly found a savior. must still finalize the purchase of the some back to Northern States - inary property has be It may take a million dollars, but property whin' ;� 1;..t..4 r -.. n. `iavurflhatrempagel - D•D•S• brut. valuable. Gene. Dentistry Bee A • biographical piece in a book (Office Hours by published in 1915 stated that " Chose Appointments) I investigation revealed to him that both the spring and the soil _, _ 934 -7990 51 surrounding it were heavily ion- - - -�. pregnated with sulphur, and be I n i• `-`� ��_ conceived the idea that they must, in 5- «::- `::' _ "_ t- ? = - = , the nature of the case, have positive r = Chanhassen Professional It , and valuable curative powers for L LC 1g 1 :1 ,2n _1 Building human ills. He thereupon busied 1 ` _ 1 500 W. 79th St. ' ' himself in making his discovery r n Chan hassen , M N beneficial by establishing an in -- O1 1 , !! i 11 I1111ii1 1 _[; �+ ;�,. properties n whereby its hygienic i► s _ J am, r p ervic e es could be used in the _ _ `' '; I .� . ,�~• service of suffering humanity. ,, _ -. . ; .- .... ;,,e,,., ; ;� � - . • Dreydoppel had two comments ., % tee about the quote. The first wasthat - -: -0 t. .( ` rp the biography found in the Com- ;3t.• =" + 5 c Yrt �.., ,1 pendlam of History and Biography - • ` c ". gets Yi 11 Q e i of Carver and Hennepin Counties, The Made= Sanitarium sometime before 1915, before a porch was added Minnesota, probably was written by above the math entrance. ° to Fischer himself or by someone close /�. npatan him. It was common in those days stances that when it is heated it Springs g Co. deeded the p� rt y - w+ .w .- + " together for local historians to solicit throws off a strong odor. Every day, 119.87 acres -to the Province of Our � °4 _ "sponsors" who would contribute wagon loads of this soil are brought Lady of Consolation, Inc. Dr. --- money in exchange for inserting a to the building and put through Fischer's wife was president of the photograph or biography in the expensive machinery which softens company at that time and his and was i ` ,, i book. The piece was probably edited and pulverizes it. It is then steamed children were company officers. _ ' light /` min if at all, she said. Con- and moistened until it is of the Soon after, the company talk sequently, the book's claims of cures proper consistency." dissolved. ' at the Mudcura must be viewed with The patient was then "carefully The Province of Our Lady of :•,.e �� D • some suspicion. packed in the hot mud and allowed to Consolation was the corporate name about Dreydoppel also commented on sweat profusely, after which he is for the provincial Franciscans, who � ■ u ■ t the general state of medicine at the given a tub bath, then wrapped in set up Assumption Seminary and a uto home health ll turn of the century. "You note that woolen blankets for a sweat out and College on the property. ' r They taught the quote ... didn't say that Dr. then placed in the cooling room, philosophy and theology there in and life insurance Fischer had read in the medical where he gradually cools while college courses, as well as regular ' _ -- i egular . literature that sulphur was resting. Finally the patient is taken seminary courses, according to MICNE(Qg �� t , ; - - rh beneficial, or that he embarked on a to a massage room, and there the Dreydoppel. (The college was study to test how beneficial it was. It disease is literally rubbed out of the recognized by the state but credits � �. r � ""°` says that he 'conceived the idea that body by the best trained masseurs were given by either the College of .. +- •« (sulphur) must ... have positive and that can be obtained." St. Catherine or St. Thomas College /� . • valuable curative powers ... Besides the mud treatments, in St. Paul.) "Medicine at that time was just "medical and electric treatments The barn was also part of the . Dale H. beginning to become scientific, and are administered as individual cases seminary, and the property was - Timothy Loonan Johnson MGM Liquor Warehouse it W acoats, MN, was trying very hard to convince may require," the article noted. Dr. managed as a dairy farm by two to people, especially patients, just how Fischer also used some of the more four Franciscan brothers and 934 - 8546 442 -4545 IJQI. W j scientific it was. So this was the time conventional medicines of the time, students helping out with the chores. when a `modern' doctor had a and his medicine case is in the During the seminary days, the AMERICAN FAMILY prominent 'nerve tester' or ' electro- collection of the Carver County buildings were home to 5040 Art NOM „a„ru &rare WE • i something or other' in his office." Historical Society. students, a teaching staff of nine or 530 W. 79th St, © ` Dreydoppel says the medical The Mudcura also boasted fresh 10, the brother in charge of the farm Chanhassen, MN Locally Owned & Operated gadgets came with little or no in- milk from "high -grade Holsteins" in and those who worked the farm. struction -not even a clear the "sanitary barn" and the "fine Students and some of the staff lived - statement of what they were sup- natural scenery, beautifully laid out in the main building, while part of • posed to cure. grounds and a social atmosphere of the staff lived in the doctor'. house. Sulphur was in the same category, great cheerfulness and Another small home - housed 25TH AN/ core Dreydoppel says. It smelled hopefulness." Franciscans for a time add later medicinal, something-Pincher's was presumed Rheumatism was the major became lhouse. s et 131G s A L , I , tate somethi ng dh - Fiser'e list in- n- ailment of the time, and the article Dreydoppel ppepel said she talked with a , dulled even stomach and liver says "every form of it is treated with former student who recalled that ailments. the utmost care and the highest people from the area helped out at �, ' For its the Seminary He also recalled a • REGISTER 1908, Fischer joined with Dr. Thenus treatment of rheumatism and yearly festival, started in 1959, that e 1 4i REGISTER TO WIN A M. Larsen of Jordan and Fred W. various other ailments, the article included "rides, games, a big din- �, Goodrich of Eden Prairie to form the claims that "many remarkable ner, a 'Country Store' and other , ! � - 1963 CO E Shakopee Mineral Wrings Co. for cures of each are recorded to the goings-on." .- , Al PAAfIpPAip6 BI6 A SIUBES the purpose_ qf,: 1zntliihni a _ great predit. of-fbe sanatorium and The opening of a new Franciscan. f . r ! sum mars ` sanatorium. 'Die Lompany ma' its sysLmi ^ • retreat house in Prior Imke in PJi65 - 850,000 in stout. ' - Dreydoppel said that in preening spelled the aid for .< rt t ' , QT` The �.i3i� e Mudcura Sanitarium opened her research on the Mudcura to operation Personnel - #� -, c y. FIVE •'�; • on July 26,1909, eaadsting of just the historical groups, she found a few moved to the new - (acuity • . - >„ front part of the main building, with people who had relatives who had Assumption Seminary dosed i4 I room for 40 p According to gone for "the cure" at the Mudcura. There was some talk of turaio$ the the Compendium had "four inmates Same said the patients had been facility into a Knights of Columbus requiring and ready to receive cured while others said they Hoene, according toDreydoppel,and ARMOR ALL r treatment" err opening day. weren't. in December 1970 the property was • In 1911, Dr. Fischer's residence Probably there were some cores, sold to the Marian Council Home 1111I was built and in 1912, the back part especially if, as I suspect, a lot of Association for $250,000. 16 OZ. PRO1CTAJST of the main building was added on, people went there to relax and be "As soon as the Franciscans Protects rubber, vinyl, 488 •: three stories blgb, aid a third story taken care of in nix scenery while moved out, the property started plastic and leather. 11.403 ra was added to the front Part. A 26' they were 'cured,' as frequently rapidly gig downhill," Dreydoppel - room dormitory was budit in 1913, happened in those days," she said. said. The fast winter, all the water 2A Of: GRAM !KART �� bringing the capacity of the "There were probably quite a few pipes in the building from and burst. Mende harts, adjvembh, C " x o,EC S ` flri „�„ anitariUM to 100 psNkda. The barn cases in which the cure didn't work, "I've heard frdm several sources of pr wa r sayer. (yearn S[ lUTl , G■. , , (new across Highway 212) s bout but at least nothing there was so a caretaker .,. who let them freeze rubber and plastic. " ',! about the same time. harmful that it would have made the up aid who then started looting what 249 �� By this time, the Mudcura ap- patients worse. This was probably was left of the interiors," n Expixs 8/30188 was well-known, and not mach different from a Id of Dreydoppel Patients came from all across malaria which were in operation at The Mariann sold the property in America, including Alaska, and the turn of the century" 197610 the Chanhassen Springs Co., wok maim mama —,. from foreign countries, ie5, the Com Dreydoppel said she could find a t ea 4i man partnership from the ki pros wet Contains \_____:::--T—_,• n pendium article claim. Little information about the Mudcura Hennepin County. The partaership, cleaner and neutraliser. /WPM wa[[t 0 WIN They came foe ."the e." The between 1915 and 1951, although it now composed of five attorneys, has WWC$ -2. wiREwcnwhe compendium bi ograp cu describer continued in operation. Dr. Fischer been trying to sell the prepelty, and : - ith the t#11168 C1WW1 i 7 "1"171.-. • the materials and Process as died in 1941, but his wife and one partner, Jim Ch wm pise•h of taisselh�s dirt KKK. fellows: '7be soil surrounding the children kept it going another' 10 been working - w r�^r' - t 15 so with • Caanharsen on a way to . of n+, re ~ors esiybd I e to wtee. CMt4. \ '� •a sulphur and other mineral sob In 1951, the Shakopee Mineral tbeblightedbuildings• , 1 1 I 1 3 PROPOSED USES MAIN BUILDING -- SPA HOTEL AND CONFERENCE CENTER 1 The main building (approx. 42,500 sq. ft.) will house the following activities: 44 Overnight Guest Rooms, totalling approx. 15,900 sq. ft., all with private baths, on floors 1 -3. 16 Day Spa Treatment Rooms in the east wing, with women's spa facilities on floor 2 and men's on 1 floor 3. 6 Meeting/Conference Rooms ranging in size from 400 sq. ft. to 4,070 sq. ft, on floors 1 and 2 and at garden level. 2 Main Dining/Banquet Areas consisting of a total of 4,380 sq. ft. on floor 1, and a 4,070 sq. ft. room at garden level. (These rooms can be divided off for smaller parties and are also counted here as meeting moms.) 1 1 Bar/Lounge on the first floor, approx. 350 sq. ft. 2 Service Bars for special events, one each adjoining the main dining/banquet rooms. ' : At this time the developer does not plan too rate a restaurant with regular hours o (Note: pe p operate open to the ' public, but would like to hold open the possibility of doing so if demand justifies it. Otherwise, all food service will be on an as- needed basis for conferences, weddings, banquets, etc. The bar/lounge area will be open on a fairly regular basis, however, for spa hotel guests, and may serve snacks and 1 hors d'oeuvres). Kitchen, Food & Beverage Storage, and Laundry Facility, occupying approx. 2,300 sq. ft. on the ' garden level. Food will be conveyed to the first floor dining areas via an existing dumbwaiter. The kitchen may also be used for some off -site catering. 1 Hydrotherapy and Mud Treatment Area occupying 2,900 sq. ft. on the garden level, including a sunken pool in the area where the boilers were originally located, as well as a sauna and possibly a steam room. Retail Gift Shop in Lobby/Reception Area on first floor. 1 1 1 1 4 II PROPOSED USES. cont'd. DOCTOR'S HOUSE I The house that MudCura founder Dr. Fischer built for his family, will be restored and used as a bed & I brealfast and/or private retreat/conference facility. GARAGE 1 A new roof has been added to the one -story garage adjacent to the doctor's house. For the near -term, I the garage will be used as a maintenance and storage facility. A section at the rear of the garage will have to be rebuilt for storing and processing spa mud. Eventually, the garage will become a small museum for the owner's collection of vintage autos. The museum may also demonstrate to visitors I various "lost" manufacturing techniques for producing pit-WWII automobiles. When the museum becomes a reality, the developer will need to construct a new storage/maintenance I facility directly to the east of the current garage. COTTAGE INDUSTRY I In the future, the developer may wish to start a small cottage industry which would process and 1 package some of the spa's more popular products, such as natural food specialties, spring water, or mud -based cosmetics. These would be small operations with little or no environmental impact, which I could be located in the main kitchen area or the mud processing area of the existing garage. CONSERVATORY /GREENHOUSE 1 If there is customer demand, the greenhouse may propagate and sell some of its specimen plants. 1 GOLF COURSE I If land can be acquired in the area adjoining the NW comer of the property, 3 to 9 golf holes maybe developed for the use of conference or spa hotel guests. (The original development had a small golf 1 course.) 1 1 1 1 5 C 1 The exterior of the main building will be restored to original condition in strict accordance with guidelines for obtaining historical site status. The existing modern brick entry will be removed and 1 the more classical pillered entry seen in 1915 photos of the site will be rebuilt. The only deviation from the original exterior architecture would be the addition of a glass wall and roof to create an enclosed atrium between the two wings at the back of the building, if codes will allow. Not only would such an atrium be visually pleasing, but it is expected that it would also have I energy conservation benefits. The interiors will feature extensive use of wood panelling and furnishings predominantly Georgian in I style. Architectural antiques will be incorporated wherever possible. The developer would like to eliminate the institutional feel of some of the long hallways in the guest I room area, and requests advice on this as soon as possible from fire code officials, as well as advice on placement of additional stairways and fire exits. 1 Because the kitchen and food storage area has been located at garden level (to accommodate deliveries), it would be highly desireable to hold the largest banquets and wedding receptions on the same level, thus eliminating use of the dumbwaiter and speeding meal delivery. Currently, the large 1 room underneath the front wing of the building is about halfway below grade and opens out to the garden areas in front. This is a positive feature which can be further enhanced with the addition of more windows and french doors, and architectural landscaping. However, the room is divided up by a I number of support posts and an elevator shaft which break up the room and hinder the efficient placement of tables. The developer will seek engineering and code advice on redistributing the load I onto ceiling beams, and also on opening up somewhat the east and west load - bearing foundation walls to gain access to the rooms under the porches. This will lower the ceilings, however, and may make it necessary to excavate and lower the floor in this area. Additionally, the elevator shaft should be I relocated to an existing unused chase near the original chimney stack. These are the most extensive changes proposed for the interior of the building, but they are considered extremely important for optimal use of this important space. 11 The exterior of the doctor's house andthe garage will be restored to original condition. The spring house beside the stream will be repaired, and eventually the original pagoda -style structure located 1 at the farthest spring will be rebuilt. 1 1 1 6 1 LANDSCAPING Great sensitivity and effort will be put into landscaping the surrounding 20 acres to reflect serenity, I healthfulness, and a respect for natural forms and forces. In general, the more formal landscaping will occur closer to the buildings, and will become more I naturalized as it moves toward the spring areas and fen. All a lar healthy hardwood trees on the site will be retained and some new screening and specimen large, Y � g P� trees added. Much of the undergrowth and scrub will be eliminated, especially near the pond and I stream area, where native woodland flowers will be planted. The original marble structures in the stream will be restored where possible. The developer will seek the advice of the DNR on the best management of the pond and stream. Formal gardens, and possibly fountains, will be added at the front of the building, with extensive cutting beds in the area between the main building and the doctor's house. There will be a Japanese I garden on the NW side of the main building near the bridge and waterfall. The large sunken lawn area to the NE of the main building has many interesting mature trees and will have flowering shrubs and perennials added to its perimeter, with the lawn area remaining open and groomed for large lawn parties and receptions. Tall screening hedges, trees, and a vine - covered arbor will be added in the areas bordering Highway I 212. Shrubs and trees will be planted to screen the parking lot on all sides. organic vegetable I North of the parking lot there will be a conservatory/greenhouse with g anic g etable g ardens on both sides and orchards and berry gardens to the west of that. I Scattered along the extensive walking trails will be various specimen plantings and seating areas. Some walking paths will be lighted. Original footbridges will be restored and some added on new I trails. Vines will cover the main building. 1 1 1 1 1 7 I pARKING/ACCESS 1 220 cars within All preliminary calculations have been made to accommodate approximately arriving I an hour's time, which would be typical of a very large wedding reception. A paved, lighted and landscaped parking lot for approximately 110 cars will be constructed in the area I which is now a cornfield, west of the existing tennis court, with an adjacent, unpaved overflow lot for an additional 110 cars. In the NE comer of the paved lot there will be an outlet and retum for cars wishing to drop their passengers off at the covered entry. I Bill Warden, of the MN Department of Transportation, is familiar with the site and in a preliminary conversation made these suggestions for planning access from the busy and treacherous Highway 1 212: 1) That west - bound- only delivery and service vehicles could use the existing driveway on the east 1 end of the property. I 2) That main access to the site be located as close as possible to the existing driveways at the front of the main building for best sight distance. I 3) That a right turn lane and left bypass lane be constructed at the main access point, with a 32 ft. wide driveway at a right angle to the highway, about 75 -100 feet deep. I These preliminary recommendations have been incorporated into this site plan. The developer wishes to eliminate the two exisiting substandard driveways in front of the main building, and locate the main entrance and exit slightly to the west of those driveways, adjacent to the existing tennis 1 courts. This would cause the new right turn lane to be located directly in front of the building and the tall screening arbor. At this time an application is being submitted to MnDOT, who will determine the actual location and design. 1 DRAINAGE 1 Almost nothing will be done to change the existing grades of the property, except for the parking lot, which will drain toward Highway 212. 1 1 1 8 1 SIGNAGE Since the two existing entrance driveways in front of the main building will no longer be used, the concrete pavement will be removed from between the original gate posts and the area to the highway re- landscaped. The gate posts will become supports for the main signage for the building, which will I feature a tasteful, understated design. The gate posts are angled so that each sign can be easily seen from cars as they approach from one direction or the other. The signs will be lighted. STAGING AND TIMETABLE FOR DEVELOPMENT 1 The opening of the original MudCura sanitarium was staged, starting with just the first two floors of I the front wing. The new development would also follow a staged plan for beginning operation, again starting with the front wing of the building. I From a cash flow point of view, it would be best to begin with operation, in October, 1992, of the meeting space and banquet facilities in the front wing. Landscaping, all utilities, windows, parking , and kitchen facilities for the entire building will have been done at this time, but costly fmal decorating of the guest rooms and spa facilities could wait until the business could help fund them. Spa facilities would open at the same time or shortly after the guest rooms. The spa hotel/conference I center should be in full operation by June, 1993. this I If you have questions or would like more information on span 1 p 1- . - contact: Lee Gohlike, or I Jennifer Luhrs, at 1 (612) 439 -2114 III 1 II 1 ** THIS ITEM HAS BEEN POSTPONED UNTIL WEDNESDAY, APRIL 15, 1992, AT 7:30 P.M. PER r THE APPLICANTS REQUEST ** r NOTICE OF PUBLIC HEARING ' PROPOSED CONCEPT PLAN AND REZONING FOR A COMMERCIAL PLANNED UNIT DEVELOPMENT CITY OF CHANHASSEN NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a public hearing on Wednesday, April 1, 1992, at 7:30 p.m. in the Council Chambers in Chanhassen City Hall, 690 Coulter 1 Drive. The purpose of this hearing is to review a concept plan and rezoning for a conference /spa center on 19+ acres of property zoned A2, and located at 1350 Flying Cloud Drive (former Assumption ' Seminary property), Leland Gohlike. A plan showing the location of the proposal is available for ' public review at City Hall during regular business hours. All interested persons are invited to attend this public hearing and express their opinions with respect to this proposal. I - Sharmin Al -Jaff, Planner I ' Phone: 937 -1900 (Publish in the Chanhassen Villager on March 19, 1992) 1 1 1 1 r i II NOTICE OF PUBLIC HEARING 1 PROPOSED CONCEPT PLAN AND REZONING FOR A COMMERCIAL PLANNED UNIT DEVELOPMENT CITY OF CHANHASSEN NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a public hearing on Wednesday, April 1, 1992, at 7:30 p.m. in the Council Chambers in Chanhassen City Hall, 690 Coulter Drive. The purpose of this hearing is to review a concept plan and rezoning for a conference /spa center on 19+ acres of property zoned A2, and located at 1350 Flying Cloud Drive (former Assumption Seminary property), Leland Gohlike. A plan showing the location of the proposal is available for public review at City Hall during regular business hours. All interested persons are invited to attend this public hearing and express their opinions with respect to this proposal. Sharmin Al -Jaff, Planner I 1 Phone: 937 -1900 (Publish in the Chanhassen Villager on March 19, 1992) 1 1 1 1 1 1 1 1 1 .0-,.f 3 /7 1 HARRY LINDBERY WIL,FRED JR & K DAHLKE EVERETT & M OLSON 1 6901 MALONEY AVENUE 1705 FLYING CLOUD DR 1675 FLYING CLOUD DR MINNETONKA MN 55343 CHASKA MN 55318 CHASKA MN 55318 1 THEODORE & I PAHL CHESTER & B TEICH LEONARD & L SIMONS ROUTE 3 825 FLYING CLOUD 221 LAKEWOOD 1 SHAKOPEE MN 55379 CHASKA MN 55318 LAKE CITY MN 55041 1 HAROLD F HESSE DIANE GILBERTSON ANNE KARELS 1425 BLUFF CREEK DR 1190 BLUFF CREEK DRIVE 1161 BLUFF CREEK DRIVE • CHASKA MN 55318 CHASKA MN 55318 CHASKA MN 55318 1 ARI & SUSAN FUAD RICHARD & J NIEMI LEE & EMILY ANDERSON 9724 MILLCREEK DRIVE 100 CLAY CLIFFE DRIVE 10441 BLUFF CIRCLE EDEN PRAIRIE MN 55344 EXCELSIOR MN 55331 CHASKA MN 55318 1 JOESEPH & M ELMGREN MARK & V DAVIS BRIOL 1 1221 BLUFF CREEK DRIVE 10377 HEIDI LANE CHASKA MN 55318 CHASKA MN 55318 1 1 1 1 1 1 1 1 1 1