6 SPR 300 Lake Drive EastCITY OF
STAFF REPORT
P.C. DATE: 10-21-03
C.C. DATE: 11-10-03
REVIEW DEADLINE: 11-18-03
CASE: 03-10 SPR
BY: A1-Jaff
PROPOSAL:
LOCATION:
APPLICANT:
Site Plan Approval for the construction of a three story clinic with a
variance.
Lot 1, Block 1, Park Nicollet 1st Addition. South of Highway 5, East Of
Great Plains Boulevard, and north of the Citgo Gas Station.
John W. Herman
6500 Excelsior Boulevard
St. Louis Park, MN 55426
(952) 993-3899
Park Nicollet
3800 Park Nicollet Boulevard
St. Louis Park, MN 55416
(952) 993-3123
PRESENT ZONING:
ACREAGE:
BN, Neighborhood Business
3.466 acres
Itl
SUMMARY OF REQUEST: Site Plan Review for a three story clinic with a variance to allow
three stories within the Neighborhood Business District.
Notice of this public hearing has been mailed to all property owners within 500 feet.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City's discretion in approving or denying a site plan is limited to whether or not the
proposed project complies with Zoning Ordinance requirements. If it meets these standards, the
City must then approve the site plan. This is a quasi-judicial decision.
The City's discretion in approving or denying a variance is limited to whether or not the proposed
project meets the standards in the Zoning Ordinance for variance. The City has a relatively high
level of discretion with a variance because of the burden of proof is on the applicant to show that
they meet the standards in the ordinance.
Park Nicollet
October 21, 2003
Page 2
PROPOSAL/SUMMARY
The applicant is requesting site plan review approval with a variance for the construction of a
three story clinic. The site is zoned BN, Business Neighborhood District, clinics are permitted in
this district. The site is bordered by Highway 5 to the north, Great Plains Boulevard to the west,
Citgo Gas Station, a strip mall to the south and the newly constructed American Legion Building
to the east. The lot area is 3.466 acres. The Hwy. 5 Overlay District applies to the site. The site
is visible directly from Highway 5. It has full access from Lake Drive East and a right in/out
only from Great Plains Boulevard.
The site plan is well developed. The building is situated parallel to Highway 5 and utilizes two
types/colors of brick as the main material. Accents are provided through the use of windows,
pre-finished metal (same material and color as the pedestrian bridge), metal/glass curtain walls,
recessed bands and pronounced entryways (samples wilt be provided at the meeting).
The Neighborhood District allows a maximum of one story buildings only. This building is
proposed to ultimately have three stories. At this time, the applicant intends to build the first two
stories and the three story office/conference room portion of the building. The remainder of the
third story will be built at a future date (potentially in ten years). The site is located along
Highway 5. It will maintain the same height as the Northcott Headquarters Building. It is staff's
opinion that the structure will anchor the comer, create a gateway to the downtown and provide
an attractive and needed addition to the community.
Parking for vehicles is located south and east of the building. A main drive aisle, running
east/west, runs along the southern portion of the site. Parking areas are located mainly along the
north side of this drive aisle. One row of parking is located south of the drive aisle.
Staff has been working with the applicant for several months. They have been very cooperative
and have implemented staff's recommendations into the plans. They have had two neighborhood
meetings to present their proposal and listen to the concerns of the residents. The building hides
the majority of the parking lot and the portion that abuts Highway 5 is screened by a combination
of berms and landscaping. Underground parking will accommodate 75 vehicles. The berm has
an average height of 4 feet above the parking lot. A second point that staff discussed with the
applicant revolved around the number of parking spaces required. The two users (The American
Legion and Park Nicollet) propose shared parking. Staff had no objection to this alternative. In
fact we encourage shared parking. However, we asked the applicant to provide a parking study
supporting their request. The parking study, which was conducted by Benshoof and Associates,
Inc., concluded that the number of parking spaces provided on-site will be able to accommodate
the expected future parking demand for both land uses. The proposed parking spaces are
adequate for the proposed two stories. The third story will require additional parking spaces.
Staff is recommending the third story not be built until additional parking is provided.
A pedestrian trail runs along Lake Drive East and connects with the pedestrian bridge, which
runs across Highway 5. Staff discussed a sidewalk that runs north/south, connecting with the
Park Nicollet
October 21, 2003
Page 3
sidewalk located on the Legion site and ultimately with the sidewalk on Lake Drive East. The
applicant introduced a sidewalk that runs along the south side of the clinic building which will
connect to Great Plains Blvd.
Staff regards the project as a reasonable use of the land. Based upon the foregoing, staff is
recommending approval of the site plan with a variance to allow a three story building, subject to
conditions of the staff report.
GENERAL SITE PLAN/ARCHITECTURE
The clinic will have a first floor area of 28,915 square feet and a second floor area of 27,685. It
will be situated on the parallel to Highway 5. The site is bordered by Highway 5 to the north, Great
Plains Boulevard to the west, Citgo Gas Station, strip mall, New Horizon and Lake Drive East to
the south. Access to the buildings is proposed from Great Plains Boulevard (right in/out only)
and full access from Lake Drive East which is shared with the American Legion. Parking will be
located along the southern portion of the site. A meandering berm 3 to 4 feet in height with
landscaping is proposed to be installed along the north center portion of the site to provide
screening of the parking lot from Hwy. 5.
The building is located 55 feet from the north, 90 feet from the east, 100 feet from the south, and
35 feet from the west property line.
The building contains a significant amount of detail. Materials used on the proposed building
consist of brick, glass, and pre-finished metal.
Sec 20-1063 Architectural Style/Building Character
Design is not restricted but it should fit in with the surrounding uses nothing bizarre or
exotic
The design is compatible with the surrounding area and compliments the design and materials
used on buildings in the area.
Sec 20-1064 Size l~ortion Placement
-All buildings shall be setback as close as possible to the principal building setback
-Entrances shall be as close as possible to the abutting streets
-All components such as windows, doors, eaves and parapets shall have good portions that relate
to the fagade
-Entries
o Canopy, portico, overhang or arch over the entrance
o Recesses or projections in the building facade surrounding entrance
o Peaked roof or raised parapet over the door
o Display windows around the entrance
o Architectural detailing such as tile work or ornamental molding
o Permanent planters or window boxes for landscaping
Park Nicollet
October 21, 2003
Page 4
-Articulation o No unbroken expanses of greater than 40 feet break into smaller increments (20-40 feet)
o Facade modulation-stepping back or forward or extending a portion of the facade
o Vertical division into storefronts with separate display windows and entrances
o Division into storefronts with separate display windows and entrances
o Variation in the rooflines by alternation dormers and stepped roofs. Gables or other roof
elements to reinforce the modulation or articulation
o Provide a light fixture, trellis, tree or other landscape feature
-Ground level of a multi story must be visually distinct from the upper stories through the use of
o A intermediate cornice line
o Asignband
o Awning arcade or portico
o Change in building material, texture or detailing
o A change in window treatment
Finding: The building meets all the requirements of the design standards, which
include:
A defined entrance accentuated by a projecting canopy.
The building provides articulation through the use of different materials, landscaping,
and windows.
Sec 20-1065 Material and detail
-High quality materials- accent material may occupy up to 15 percent of the building's facade,
acceptable materials include:
o Brick
o Stone
o Glass
o Textured Masonry Units
o Wood, consisting of lap side with an exposure nor greater than 7 inches or wood shakes,
surfaces must be painted
o Stucco
o Tilt-up concrete panel the a grid or brick like in appearance
Finding: All materials used on the building are durable and permitted.
· The applicant is proposing the use of brick as the main material of the building.
Sec 20-1066 Color
-Harmonious, muted colors with low reflectance.
-Brilliant colors and sharply contrasting colors can be used for accent purposes only and may not
occupy more than 10 percent of a facade.
Finding: The colors of the building are earth tones. Accents will complement the
buildings and structures within the surrounding area.
Park Nicollet
October 21, 2003
Page 5
Sec 20-1067 Height and Roof Design
-Height is limited to 3 stories or 40 feet in the Overlay District otherwise they must be consistent
with the underlying district. Maximum height exclude antenna but does include architectural
features (parapet walls).
-Pitched roofs shall have a minimum roof pitch of 1 foot of rise to every 4 feet of run. Each
building shall have more than one pitched element.
-Average parapet height shall not exceed 15 percent of the height of the supporting and
maximum height at any point shall not exceed 1/3 of the support wall.
-Mechanical equipment screened. No wooded fences on the roof.
Finding: The building is in keeping with the ordinance requirement.
The building is a three story building.
· The applicant has provided a canopy over the main entrance into the building.
· The applicant is proposing to stagger the third floor of the building to add architectural
interest.
Sec 20-1068 Facade translmrencv
-Fifty (50) percent of the first floor elevation that is viewed by the public shall include
transparent windows and/or doors. All other areas shall include landscaping material and
architectural detailing and articulation.
Finding:
· A defined entrance accentuated by a projecting canopy.
· The building provides articulation through the use of different materials, landscaping, and
windows.
· The spandrel glass and pre-finished metal curtain wall is used as an accent and occupies
less than 15% of each elevation as permitted by ordinance. The use of metal on building
exteriors shall be permitted for glass and metal curtain walls.
· All elevations that can be viewed by the public have been designed to include windows
and/or doors to minimize expanses of blank walls.
Sec 20-1069 Site Furnishinl~
-Community features may include: landscaping, lighting, benches, tables
Finding:
· Staff has added a condition that states "The applicant shall include site furnishings such
as benches along the entrance of the building."
Sec 20-1070 Loadin~t areas, refuse area, etc.
-Screening of service yards, refuse and waste removal, other unsightly areas and truck
parking/loading areas.
Park Nicollet
October 21, 2003
Page 6
Finding:
· The site plan shows the trash enclosure located east of the building. The materials match
those used on the buildings.
· The layout of the site as proposed, has merit. The applicant paid equal attention to all
elevations of the building. The only elevation that has a larger span of wall is the lower
east elevation; however, it is surrounded by trees and the elevation along the lower east
portion of the site, drops and screens the entrance into the underground parking.
Sec 20-1070 Landscal~in~
-Preserve and enhance natural features (mature trees, wetlands, etc.)
-Grades conform to American Disability Act
-Emphasize massing rather than isolated or scattered placement.
-Unity of design with repetition of certain species or materials.
-Materials selected for texture and color, size, etc.
-Appropriate for location i.e., traffic
-In areas where plants won't prosper rock garden, raised planters fence or walls may be used
Finding: The trees on the site are a mixture of significant and non-significant trees in size
and quality. Developing the site will result in the loss of most of these trees. There is an
attempt to save a few of them, specifically, along the south portion of the site. The
landscaping plan provides a variety of plant materials that are massed where possible.
Sec 20-1073 Lot Frontalge and Parkin~ location
l. Highway 5
o Abutting Highway 5 the highway is the front setback
o Also abutting the frontage road-double frontages
o One row of parking shall be allowed in the front setback-screened
2. All other Commercial, Industrial or Office-Intuitional Districts
o Parking distributed around large buildings
o No more than 50 percent of the parking shall be between the front facade and the
principal guiding and the primary street
Finding: The building meets all the requirements of the design standards, which include:
· No more than 50% of the parking lot faces Highway 5. This parking area is screened by a
berm and landscaping.
· The building will be three stories (if the height variance is approved) and the architectural
style is unique, yet complimentary to development in the area. The building detail
reiterates the pedestrian bridge patterns and rhythm. The building will provide a variation
in style through the use of durable materials. The entrance into the building is
pronounced and inviting.
· A parking lot light plan has been submitted. The plans incorporate the light style and
height required by city code. The plans also include a sign plan. A separate sign permit
will be required.
Park Nicollet
October 21, 2003
Page 7
SITE PLAN FINDINGS
In evaluating a site plan and building plan, the city shall consider the development's compliance
with the following:
(1)
(2)
(3)
(4)
(5)
Consistency with the elements and objectives of the city's development guides, including
the comprehensive plan, official road mapping, and other plans that may be adopted;
Finding: The site plan is consistent with city ordinances (if the height variance was
approved).
Consistency with this division;
Finding: The plan is consistent with the site plan requirements of the zoning ordinance.
Preservation of the site in its natural state to the extent practicable by minimizing tree and
soil removal and designing grade changes to be in keeping with the general appearance of
the neighboring developed or developing or developing areas;
Finding: The applicant is making an effort to save mature oaks on the site. Any trees
that are removed will be replaced.
Creation of a harmonious relationship of building and open space with natural site
features and with existing and future buildings having a visual relationship to the
development;
Finding: The design of the clinic draws from the design of the bridge. This building is
very well designed to complement the surrounding area.
Creation of functional and harmonious design for structures and site features, with special
attention to the following:
An internal sense of order for the buildings and use on the site and provision of a
desirable environment for occupants, visitors and general community;
b. The amount and location of open space and landscaping;
Materials, textures, colors and details of construction as an expression of the
design concept and the compatibility of the same with adjacent and neighboring
structures and uses; and
(6)
d. Vehicular and pedestrian circulation, including walkways, interior drives and
parking in terms of location and number of access points to the public streets,
width of interior drives and access points, general interior circulation, separation
of pedestrian and vehicular traffic and arrangement and amount of parking.
Finding: The building utilizes high quality materials. The design is complimentary to
the surrounding uses. Sidewalks and drive isles are designed to facilitate both pedestrian
and vehicular movement.
Protection of adjacent and neighboring properties through reasonable provision for
surface water drainage, sound and sight buffers, preservation of views, light and air and
Park Nicollet
October 21, 2003
Page 8
those aspects of design not adequately covered by other regulations which may have
substantial effects on neighboring land uses.
Finding: The proposed development will act as a buffer between the residential
neighborhood to the south and highway 5. It will minimize the level of noise generated
by the traffic on the highway.
VARIANCE
The applicant is requesting a variance to allow a three story building. The site is located in a
Neighborhood Business District. The maximum number of stories within this district is one.
FINDINGS
The Planning Commission shall not recommend and the City Council shall not grant a variance
unless they find the following facts:
That the literal enforcement of this chapter would cause undue hardship. Undue hardship
means that the property cannot be put to reasonable use because of its size, physical
surroundings, shape or topography. Reasonable use includes a use made by a majority of
comparable property within 500 feet of it. The intent of this provision is not to allow a
proliferation of variances, but to recognize that there are pre-existing standards in this
neighborhood. Variances that blend with these pre-existing standards without departing
downward from them meet this criteria.
Finding:
The property is located within a Neighborhood Business District; however, it abuts
Highway 5. In the past, the city has approved variances within the same district
which include a two story with underground parking for Northcott Headquarters and
a sign which required a height variance for the American Legion. In both cases, the
city realized that the site abuts Highway 5 and granting the variance is consistent
and compatible with highway frontage development. Within the Villages on the
Ponds PUD development west of the site, structures are built to a height of four
stories or 50 feet.
bo
The conditions upon which a petition for a variance is based are not applicable, generally, to
other property within the same zoning classification.
Finding:
The conditions upon which a petition for a variance is based are applicable,
generally, to other property within the same zoning classification. The subject site is
located adjacent to Highway 5 and is separated from the residential neighborhood by
a street, strip commercial building, and a daycare structure.
The purpose of the variation is not based upon a desire to increase the value or income
potential of the parcel of land.
Park Nicollet
October 21, 2003
Page 9
Finding:
The primary purpose of the variation is to accommodate the needs and functions of
clinic and customers. The developer provided a site for the legion and has to share
parking and ponding.
d. The alleged difficulty or hardship is not a self-created hardship.
Finding:
The BN district is intended to protect the residential neighborhood by restricting
uses and reducing the physical impact of development on the neighborhood.
However, in this case, the building height will act as a noise buffer from Highway 5
is located a significant distance from the neighborhood, and is stepped back
architecturally to reduce the impacts.
eo
The granting of the variance will not be detrimental to the public welfare or injurious to
other land or improvements in the neighborhood in which the parcel is located.
Finding:
The granting of the variance will not be detrimental to the public welfare or
injurious to other land or improvements in the neighborhood in which the parcel is
located. The building height will act as a noise buffer from Highway 5. The
proposed development compliments other development in the area.
The proposed variation will not impair an adequate supply of light and air to adjacent
property or substantially increase the congestion of the public streets or increase the danger
of fire or endanger the public safety or substantially diminish or impair property values
within the neighborhood.
Finding:
The proposed variation will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets or
increase the danger of fire or endanger the public safety or substantially diminish or
impair property values within the neighborhood due to the building design which
steps back, the separation from the neighborhood, and the concludes that the traffic
swill not significantly impact the street system.
WETLANDS
No wetlands exist on site.
GRADING/DRAINAGE/EROSION CONTROL
The current plans show a building with a proposed lower floor elevation of 947. The site was
rough graded in the year 2002 during the construction of the American Legion. Most of the storm
water from the building and parking lot will drain toward the proposed catch basins and be
conveyed via storm sewer to an existing storm water pond at the southeasterly comer of the site.
There the water will be treated prior to discharging to the existing storm sewer system. The
existing storm pond was re-designed and enlarged in year 2002 to accommodate the additional
Park Nicollet
October 21, 2003
Page 10
surface drainage quantity for both developments (American Legion and the clinic.) The applicant
must submit drainage calculations for the site for staff review and approval before building
permit issuance. The storm sewer will have to be designed for a 10-year, 24-hour storm event.
As the shared storm sewer will service more than one lot, private utility easements will need to
be obtained against the lots.
The plan proposes retaining walls along the north easterly and southeasterly sides. The applicant
should be aware that any retaining wall over 4-feet will require a building permit.
Erosion control measures and site restoration shall be developed in accordance with the City's
Best Management Practice Handbook (BMPH). Staff recommends that type I silt fence be used
around the grading area of the site. The applicant should be aware that any off-site grading will
require an easement from the appropriate property owner. In addition, tree preservation fencing
must be installed at the limits of tree removal.
UTILITIES
Municipal sewer and water service is available to the site from stubs on the east side of the lot.
The applicant is proposing to connect to the existing utility stubs and extend them to the
proposed lot to serve the site.
The underlying property has been previously assessed for sewer, water and street improvements
and those assessments have been paid. However, the sanitary sewer and water hookup charges
will be applicable for the lot. The 2003 trunk hookup charge is $1,440 for sanitary sewer and
$1,876 for water-main. Sanitary sewer and water-main hookup fees may be specially assessed
against the parcel at the time of building permit issuance and are based on the number of SAC
units for the new building addition.
All of the utility improvements are required to be constructed in accordance with the City's latest
edition of Standard Specifications and Detail Plates. Permits from the appropriate regulatory
agencies must be obtained, including but not limited to the Watershed District, MNDOT,
Department of Health, etc.
STREETS AND PARKING LOT
No public streets are proposed as part of this project. The applicant is using an existing full
access to the site from Lake Drive East in the southeasterly comer and another existing right-
in/right-out access on the west side of the parcel from Great Plains Boulevard. Access is shared
with the American Legion site. Also, the applicant is proposing a driveway connection with the
existing gas station south of the parcel. The applicant is proposing to change the access onto
Great Plains Boulevard from a full access to a right-in/right-out access. This will be
accomplished by closing the median opening in Great Plains Boulevard.
Park Nicollet
October 21, 2003
Page 11
A traffic study was conducted by BRW, Inc. for the Villages on the Pond development which is
just west of this site. The study recommended that the future Legion site access onto Great Plains
Boulevard be limited to a right-in/right-out access due to its close proximity to State Trunk
Highway 5 and the additional traffic volumes generated by development in this area. Currently, a
raised concrete median exists along Great Plains Boulevard down to the current driveway access
for the Legion site. A painted median extends from the concrete median south for,
approximately, 85-feet. The raised concrete median then starts again and extends to the
intersection of Lake Drive and Great Plains Boulevard. The purpose of the median (concrete and
painted) is to delineate northbound and southbound traffic and restrict turning movements along
Great Plains Boulevard. The existing Citgo's fight-in/right-out access onto Great Plains
Boulevard (old Trunk Highway 101) was approved as an intefim exit/entrance with closure
required upon the construction of an access along the north property line (the line separating the
subject site from the Citgo site) at a future date. The intent was to share the future access with the
Legion site when it developed and to minimize the number of curb cuts on Great Plains
Boulevard.
Since the development of the new Legion site, the Park Nicollet owner has had discussions with
MnDOT and the Citgo owner to the south. The Citgo owner would prefer to keep the current
access off of Great Plains Boulevard. In an effort to appease the Citgo owner and to address
MnDOT concerns with turning movements close to highway 5, the applicant is proposing to
permanently close the existing median opening in Great Plains Boulevard and limit the clinic
access to a right-in/fight-out only. MnDOT and the Citgo owner are both fine with the current
proposal.
City staff's only remaining issue with the current plan is the close proximity of the two driveway
accesses on Great Plains Boulevard. To address this concern, the applicant updated the traffic
study that was previously completed for this area in Dec. 2001. The traffic study concluded that
the existing access for Citgo and the proposed access for Park Nicollet will adequately
accommodate the expected traffic and operate at a level of service B or better. These conclusions
are an acceptable level of service.
A concrete driveway apron will be required for the Great Plains Boulevard access. As the two
accesses will service more than one lot, cross-access easements will need to be obtained and
recorded against the lots.
PARKING
The City's parking ordinance for this development requires a design capacity of one stall for each
150 square feet of gross floor area. The total number required is 377 spaces. A traffic study
conducted by Benshoof & Associates, Inc. concludes that there will be adequate parking. The
study collected parking usage information at other Park Nicollet clinics and concluded that at the
a.m. peak hour, the clinic is proposed to generate 136 trips and at the p.m. peak hour, it is
estimated that there will be 205 trips. The total number of parking spaces provided is 267
spaces.
Park Nicollet
October 21, 2003
Page 12
The peak hours for the clinic are opposite of the American Legion. These two uses compliment
each other with respect to parking demand because they tend to peak at different times during the
day. The clinic would have more demand during the day, while the American Legion will be
busiest in the evenings and on weekends.
LANDSCAPING
Minimum requirements for landscaping include 4,995 sq. ft. of landscaped area around the
parking lot, 20 trees for the parking lot, and buffer yard plantings along Highway 5, west and
south property lines. The applicant's proposed as compared to the requirements for landscape
area and parking lot trees is shown in the following table.
Vehicular use landscape area
Trees/landscape area
Hwy. 5
Buffer yard B - 438'
(Due to overhead power lines,
overstory trees are not allowed
in the buffer yard area. The
number of required plantings
have been added to the
understory total.)
West property line.
Buffer yard B - 259'
South property line
Buffer yard A - 480'
Required
4,995 sq. ft.
20 canopy trees
0 canopy trees
13 understory trees
18 shrubs
Proposed
>4,995 sq. ft.
40 canopy trees
0 canopy
14 understory
>18 shrubs
3 canopy trees 4 canopy
5 understory trees 9 understory
5 shrubs >5 shrubs
5 overstory 8 overstory
10 understory 16 understory
14 shrubs 24 shrubs
The proposal meets all minimum requirements for landscape plantings. Additionally, according
to ordinance, parking lots shall be fully screened from Highway 5. The applicant is proposing to
do this through the use of berming.
The applicant is proposing to preserve three of the large, existing oaks. Two of them are located
in a parking lot peninsula area near the south property line. Grading is proposed from the curb
back 10 feet into the area. Grading is also proposed for a catch basin to the south/southwest of
the trees. This equals 100% of the root area of the trees being disturbed. The trees are a 36" bur
oak and a 48" bur oak and their age and size makes the need for maximum protection of their
root areas imperative. The plans for Park Nicollet do not show any sensitivity to this. In
addition, the catch basin is placed there for the purpose of draining snow melt, since the area is
proposed to be used as snow storage. This, like the extensive amount of grading, will affect the
Park Nicollet
October 21, 2003
Page 13
long-term survival of the trees. They are currently in an area that drains well and is not
excessively moist in the spring. Using the area as snow storage changes the environmental
conditions of the soil drastically. These trees will not survive the parking lot grading, catch basin
grading and installation and soil condition changes. Staff recommends that this area not be
allowed to be used for snow storage and the proposed catch basin be removed. Staff also
recommends that any reduction in grading along the curb line be done to protect the existing root
area.
LIGHTING
Lighting locations have been illustrated on the plans. Only shielded fixtures are allowed. The
site lighting photometric plan reflects that there is no more than 1/2 foot candles of light at the
property line as required by ordinance. A detailed lighting plan shall be submitted with the
building permit application. Staff recommends decorative lights not exceeding 15 feet in height
be used.
SIGNAGE
In the BN - Neighborhood Business District the following signs are permitted:
· Ground low profile business sign defined as "A business sign affixed directly to the ground,
with the sign display area standing not greater than two (2)feet above the ground."
The area of the sign may not exceed 24 square feet and 5 feet in height. The sign must maintain
a i0 foot setback from property lines.
· Wall mounted sign defined as: "A sign attached to or erected against the wall of a building
or structure with the exposed face of the sign in a plane approximately parallel to the face of the
wall, and which does not project more than twelve (12) inches from such building or structure.
Wall signs shall not include product advertising. Wall signs shall include tenant identification,
tenant logo, center name, or any combination of the three."
Only 1 wall-mounted sign is permitted on the street frontage for each building occupant.
The applicant is proposing two wall-mounted signs. One facing Highway 5 and the other facing
Great Plains Boulevard. The applicant is proposing a monument sign along the west property
line, facing Great Plains Boulevard. This sign will be adequate in advertising the location of the
building.
1. Directional sign is defined as: "A sign erected on private property for the purpose of
directing pedestrian or vehicular traffic onto or about the property upon which such sign is
located, including signs marking entrances and exits, circulation direction, parking areas, and
pickup and delivery areas."
Park Nicollet
October 21, 2003
Page 14
Staff discussed access to the site and directional signs with the applicant. There is one on
premise directional sign. This sign is allowed without a permit with a maximum of 4 per lot.
The walt-mounted signs have dimensions but are difficult to read. Staff is recommending the
following criteria be adopted:
Monument signage shall be subject to the monument standards in the sign
ordinance.
°
Wall signs are permitted on the north and west elevations only. The sign area
shall meet standards set in the sign ordinance.
3. All signs require a separate permit.
°
The signage will have consistency throughout the development and add an
architectural accent to the building.
5. Consistency in signage shall relate to color, size, materials, and heights.
6. Back-lit individual letter signs are permitted.
°
Only the name and logo of the business occupying the building will be permitted
on the sign.
The applicant must obtain a sign permit prior to erecting the signs on site. A detailed sign plan
incorporating the method of lighting, acceptable to staff should be provided prior to requesting a
building permit.
PARK AND TRAIL
Lot 1, Block 1, Park Nicollet Addition is subject to a park dedication fee at the time of building
permit application. The total park dedication due from this parcel is $25,620. At the time this
parcel was platted $6,932 of this total was pre-paid. The remaining $18,688 shall be collected at
the time of building permit application.
Park Nicollet
October 21, 2003
Page 15
COMPLIANCE TABLE - BN DISTRICT
Total Lot Area
Lot Frontage
Lot Depth
Lot Coverage
Parking Setback
Total Parking
Stalls
Building Height
Building Setback
Ordinance Park Nicollet
....................... ....................................... ..............
75' 440' & 260'
Corner Lot
150' 370'
65 % 65%
N-35' S-0' N35' S 9'
E-0' W-35' E5' W35'
Per parking study 267
N-35' S - 15' N 55' S I00'
E-15' W-35' E 90' W 35'
STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motion:
SITE PLAN REVIEW
"The Planning Commission recommends approval of Site Plan Review 2003-10, for the
construction of a three story clinic with a variance as shown on the site plan received September
19, 2003, subject to the following conditions:
5.
6.
7.
8.
The applicant shall install tree preservation fence around trees proposed to be saved prior
to any grading or construction activities. Fencing must be placed at the furthest possible
distance from the trunk of the tree and must remain intact until all construction activities
have ended. Root area must be mulched with wood chips and trees must be watered
regularly during dry periods in the growing season. Any tree lost due to construction
damage will be replaced at a rate of 2:1 diameter inches.
Parking areas along Highway 5 shall be screened with shrubs reaching a minimum of 3
feet at maturity if berms do not fully screen the parking.
Eliminate the catch basin and associated grading located near the existing oaks to be
preserved along the southern property line.
The applicant shall try to reduce grading along the curb line near the existing oaks to be
preserved along the southern property line.
Submit private easement for the shared storm sewer before building permit issuance.
Update the plans to include the latest revision of the City of Chanhassen Detail Plates.
Cross-access easements for the shared driveway accesses must be obtained and recorded
against the lots.
The applicant must obtain a permit from MnDOT for grading in the right-of-way.
Park Nicollet
October 21, 2003
Page 16
11.
12.
13.
14.
15.
16.
18.
Any off-site grading will require easements from the appropriate property owner.
Installation of the private utilities for the site will require permits and inspections through
the City's Building Department.
The lot will be subject to City sanitary sewer and water hook up charges at the time of
building permit issuance. The 2003 trunk utility hook up charges are $1,440 per unit for
sanitary sewer and $1,876 per unit for water.
Before building permit issuance, permits from the appropriate regulatory agencies must
be obtained, including but not limited to the MPCA, Department of Health, Watershed
District, Carver County, etc.
Submit a readable survey plan.
On the utility plan:
Relocate the 6-inch gate valve toward the south near the proposed fire hydrant and
add another 8-inch gate valve at the beginning of the north branch.
· Show all existing and proposed utilities easements.
· Show the proposed pipe slope, class and length of the storm sewer.
On the grading plan:
· Show all existing and proposed easements.
· Type I silt fence must be used.
Add tree preservation fencing at the limits of tree removal.
On the site plan:
· Revise the south easterly drive aisle width to 26-feet.
· Show the private and public drainage and utility easements.
· Show the Block and Lots number.
· Any retaining wall over 4-feet will require a building permit.
· Seed and mulch or sod the site within two weeks of grading. Submit haul route for
City approval prior to any hauling.
· A concrete driveway apron, per City detail plate #5207, is required at the Great Plains
Boulevard access point to the site.
· Submit storm sewer sizing calculations for a 10-year, 24-hour storm event for staff
review and approval before building permit issuance.
The applicant must obtain a sign permit prior to erecting any signage on site. Provide a
detailed sign plan for review and approval. The signage shall meet the following criteria:
· Monument signage shall be subject to the monument standards in the sign ordinance.
· Wall signs are permitted on the north and west elevations only. The sign area shall
meet standards set in the sign ordinance.
· All signs require a separate permit.
· The signage will have consistency throughout the development and add an
architectural accent to the building.
· Consistency in signage shall relate to color, size, materials, and heights.
· Back-lit individual letter signs are permitted.
· Only the name and logo of the business occupying the building will be permitted on
the sign.
Park Nicollet
October 21, 2003
Page 17
19.
20.
21.
22.
23.
24.
The applicant shall include site furnishings such as benches along the entrance of the
building.
All roof top equipment shall be screened from views.
The applicant shall enter into a site plan agreement with the city and provide the
necessary financial securities.
Fire Marshal conditions:
· A ten foot clear space must be maintained around fire hydrants, i.e. street lamps, trees,
shrubs, bushes, Quest, Excel Energy, cable TV, and transformer boxes. This is to
ensure that fire hydrants can be quickly located and safety operated by firefighters.
Pursuant to Chanhassen City Ordinance #9-1.
· Fire lane signs and yellow curbing will be required. Contact Chanhassen Fire Marshal
for exact location. Pursuant to 2000 Minnesota International Fire Code Sec. 503.3.
· The builder must comply with Chanhassen Fire Department/Fire Prevention Division
regarding the maximum allowable size of domestic water on a combination
water/sprinkler supply line. Pursuant to Chanhassen Fire Department/Fire Prevention
Division Policy #36-1994.
· The builder must comply with water service installation policy for commercial and
industrial buildings. Pursuant to Inspection Division Water Service Installation
Policy #34-1993. Copy enclosed.
· The builder must comply with Chanhassen Fire Department/Fire Prevention Division
regarding premise identification. Pursuant to Chanhassen Fire Department/Fire
Prevention Division Policy #29-1992.
· The building must comply with the Chanhassen Fire Department/Fire Prevention
Division regarding notes to be included on all site plans. Pursuant to Chanhassen Fire
Department/Fire Prevention Division Policy #4-1991. Copy enclosed.
· The southern most hydrant indicated on site plan must be relocated approximately
100 feet west. Contact Chanhassen Fire Marshal for exact location of hydrant to be
relocated.
Building Official's conditions:
· The building is required to have an automatic fire extinguishing system.
· The plans must be prepared and signed by design professionals licensed in the State
of Minnesota.
· Contact the Fire Marshal and Mechanical Inspector regarding the size of the
combined fire protection and domestic water service line.
· Provide an access cover for the sanitary sewer cleanout located in the parking lot.
· Detailed occupancy and building area related code requirements will be reviewed
when complete plans are provided.
· The owner and or their representative shall meet with the Inspections Division as
soon as possible to discuss plan review and permit procedures.
Lot 1, Block 1, Park Nicollet Addition is subject to a park dedication fee at the time of
building permit application. The total park dedication due from this parcel is $25,620.
At the time this parcel was platted $6,932 of this total was pre-paid. The remaining
$18,688 shall be collected at the time of building permit application.
Park Nicollet
October 21, 2003
Page 18
25.
26.
27.
The applicant shall include site furnishings such as benches along the entrance of the
building.
The expansion of the third story will require site plan approval by the Planning
Commission and City Council. Approval of the expansion will be contingent upon
providing adequate parking.
The maximum building height may not exceed 40 feet."
ATTACHMENTS
1. Notice of Public Hearing.
2. Application.
3. Letter from Patrick B. Hallisey, dated October 8, 2003.
4. Memo from Mak Sweidan, dated October 10, 2003.
5. Memo from Mark Littfin, dated September 24, 2003.
6. Memo from Aaron Mlynek, Carver Soil and Water Conservation District, dated %24-2003.
7. Memo from Todd Hoffman, dated October 9, 2003.
8. Memo from Steve Torell, dated October 6, 2003.
9. Document containing:
a. Design Statement.
b. Community Feedback.
c. City Submittal documents.
d. Support documents- BWBR
Site Sections
Site Plan
Exterior Elevations
Entry Image
Image from Highway 5
e. Exterior Signage Identification documents
f. Support Information -BWBR
Highway 5 Corridor Images
Neighborhood Study
Area Images
g. Benshoof & Associates Traffic Study
h. XCEL - Utility Pole Information.
i. Park Nicollet Hazardous Materials Information.
10. Plans dated received September 19, 2003
Park Nicollet
October 21, 2003
Page 19
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of Park Nicollet Health Services Site Plan Review 2003-10.
On October 21, 2003, the Chanhassen Planning Commission met at its regularly scheduled
meeting to consider the application of Park Nicollet Health Services for Site Plan Approval for
the construction of a three story clinic with a variance.
The Planning Commission conducted a public hearing on the proposed development which was
preceded by published and mailed notice. The Planning Commission heard testimony from all
interested persons wishing to speak and now makes the following:
FINDINGS OF FACT
1. The property is currently zoned Neighborhood Business District.
The property is guided by the Land Use Plan for Commercial.
3. The legal description of the property is: Lot 1, Block 1, Park Nicollet Ist Addition.
4. Section 20-110 Site Plan:
no
Is consistent with the elements and objectives of the city's development
guides, including the comprehensive plan, official road mapping, and other
plans that may be adopted;
b. Is consistent with this division;
Park Nicollet
October 21, 2003
Page 20
do
Preserves the site in its natural state to the extent practicable by
minimizing tree and soil removal and designing grade changes to be in
keeping with the general appearance of the neighboring developed or
developing areas;
Creates a harmonious relationship of building and open space with natural
site features and with existing and future buildings having a visual
relationship to the development;
Creates a functional and harmonious design for structures and site
features, with special attention to the following:
An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and the
general community;
2. The amount and location of open space and landscaping;
Materials, textures, colors and details of construction as an
expression of the design concept and the compatibility of the same
with adjacent and neighboring structures and uses; and
°
Vehicular and pedestrian circulation, including walkways, interior
drives and parking in terms of location and number of access
points to the public streets, width of interior drives and access
points, general interior circulation, separation of pedestrian and
vehicular traffic and arrangement and amount of parking.
Protects adjacent and neighboring properties through reasonable provision
for surface water drainage, sound and sight buffers, preservation of views,
light and air and those aspects of design not adequately covered by other
regulations which may have substantial effects on neighboring land uses.
5. The planning report Site Plan Review #2003-10, dated October 21, 2003, prepared
by Sharmeen A1-Jaff, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the Site Plan Review
Application.
Park Nicollet
October 21, 2003
Page 21
ADOPTED by the Chanhassen Planning Commission this 21st day of October, 2003.
ATTEST:
CHANHASSEN PLANNING COMMISSION
BY:
Secretary Its Chairman
NOTICE OF PUBLIC HEARING
CHANHASSEN PLANNING COMMISSION MEETING
TUESDAY, OCTOBER 21,2003 AT 7:00 P.M.
CITY HALL COUNCIL CHAMBERS
7700 MARKET BLVD.
PROPOSAL:
Site Plan for Park
Nicollet Clinic
APPLICANT:
LOCATION:
BWBR Architects
300 Lake Drive East
NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicants,
BWBR Architects (Park Nicollet Health Services), is requesting Site Plan approval with variances
for the construction of a clinic on property zoned Neighborhood Business District, located at the
southeast corner of Highway 5 and Great Plains Blvd., Lot 1, Block 1, Park Nicollet 1st Addition,
300 Lake Drive East.
What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant's
request and to obtain input from the neighborhood about this project. During the meeting, the Chair will lead
the public hearing through the following steps:
1. Staff will give an overview of the proposed project.
2. The applicant will present plans on the project.
3. Comments are received from the public.
4. Public hearing is closed and the Commission discusses the project.
Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during
office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project,
please contact Sharmeen at 227-1134 or e-mail saljaff@ci.chanhassen.mn.us. If you choose to submit written
comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies
to the Commission.
Notice of this public hearing has been published in the Chanhassen Villager on October 9, 2003.
I
Smooth Feed SheetsTM Use template for 5160®
CITY OF CHANHASSEN
C/O BRUCE DEJONG
7700 MARKET BLVD
CHANHASSEN MN
PO BOX 147
55317
HOLIDAY STATION STORES INC
4567 80TH ST W
BLOOMINGTON MN 55437
CHCR LLC
C/O CULVERS
450 POND PROMENADE PO BOX 307
CHANHASSEN MN 55317
G L B PROPERTIES LLC
1831 KOEHNEN CIR
EXCELSIOR MN
55331
MICHAEL E RAMSEY
6362 OXBOW BND
CHANHASSEN MN
55317
LEE & MARY KAUFMAN
300 HIDDEN LN
CHANHASSEN MN
55317
CHANHASSEN HRA
7700 MARKET BLVD
CHANHASSEN MN
PO BOX 147
55317
AMERICAN LEGION-CHAN POST 580
7995 GREAT PLAINS BLVD
CHANHASSEN MN 55317
JEFF & KAREN HONGSLO
310 HIDDEN LN
CHANHASSEN MN 55317
DISCOVERY UNITED METH CHURCH
950 TRUMBLE ST
CHASKA MN 55318
CHANHASSENiNN
53179TH ST W
CHANHASSEN
MN 55317
VILLAGES ON THE PONDS ASSN INC
551 78TH ST W
CHANHASSEN MN 55317
VALVOLINE INSTANT OIL CHANGE
3499 DABNEY DR
LEXINGTON KY 40509
PARK NICOLLET HEALTH SERVICES
3800 PARK NICOLLET BLVD
ST LOUIS PARK MN 55416
CHANHASSEN NH PARTNERSHIP
C/O NEW HORIZON CHILD CARE
16355 36TH AVE N SUITE 700
PLYMOUTH MN 55446
MICHAEL J SORENSEN
12625 58TH ST
MAYER MN
55360
CITY OF CHANHASSEN
C/O BRUCE DEJONG
7700 MARKET BLVD
CHANHASSEN MN
PO BOX 147
55317
BLUE CIRCLE INVESTMENT CO
1304 MEDICINE LAKE DRSTE 301
PLYMOUTH MN 55441
BROWN PROPERTIES LLC
CIO GARY L BROWN
1831 KOEHNEN CIR W
EXCELSIOR MN 55331
DAVID S JOSSI
250 HIDDEN LN
CHANHASSEN
MN 55317
MARK A METZ
320 HIDDEN LN
CHANHASSEN
MN 55317
BAM PROPERTY HOLDINGS LLC
44O 79TH ST W
CHANHASSEN MN 55317
JAMES B & KAREN A COOK
260 HIDDEN LN
CHANHASSEN MN 55317
EDWARD R RAUPP II
HANNAH L RAUPP
8020 HIDDEN CT
CHANHASSEN MN
55317
AMOCO AMERICAN OIL CO
C/O BP AMERICA INC-TAX DEPT
PO BOX 1548
WARRENVILLE IL 60555
SILO I LLC
200 HWY 13 W
BURNSVILLE
MN 55337
DAVID A LYONS &
JULIE TENHOFF-LYONS
330 HIDDEN LN
CHANHASSEN MN
55317
GRACE DEVELOPMENT LLC
C/O NORTHCOTT COMPANY
250 LAKE DR E
CHANHASSEN MN 55317
ERIC S LINVILLE &
KAFI E COHN
280 HIDDEN LN
CHANHASSEN
MN 55317
PAUL R & MICHELLE M HAIK
261 HIDDEN LN
CHANHASSEN MN 55317
~iAVERY®
Address Labels
Laser 5'160®
Smooth Feed SheetsTM Use template for 5160®
MATTHEW J PATTEE &
DONNA E SPINELLI
340 HIDDEN LN
CHANHASSEN MN
55317
VOP I LLC
250 LAKE ST E
CHANHASSEN
MN 55317
THOMAS J & JODI E SCHLEYER
321 HIDDEN LN
CHANHASSEN MN 55317
RICHARD C & JULIE L NESSLY
350 HIDDEN LN
CHANHASSEN MN 55317
VOP I LLC
250 LAKE ST E
CHANHASSEN
MN 55317
JASON K & LAURA J LEHMAN
8090 MARSH DR
CHANHASSEN MN 55317
KEITH & DELORES H BLATZHEIM
271 HIDDEN LN
CHANHASSEN MN 55317
ANTHONY & MARY PAVLOVICH
8010 HIDDEN CIR
CHANHASSEN MN 55317
BRIAN E SEMKE &
DEBORAH C DEUTSCH
331 HIDDEN LN
CHANHASSEN MN
55317
BRIAN D & JEAN M STECKLING
8040 HIDDEN CT
CHANHASSEN MN 55317
WILLIAM R & DEBRA E PRIGGE
390 HIDDEN LN
CHANHASSEN MN 55317
JANINE M SWANK
8071 HIDDEN CIR
CHANHASSEN
MN 55317
JAMES A & CAROL A UDSTUEN
360 HIDDEN LN
CHANHASSEN MN 55317
NANCY L HELLAND
8091 HIDDEN CIR
CHANHASSEN
MN 55317
EMORY L & DALYNN J HOCH
8061 HIDDEN CIR
CHANHASSEN MN 55317
DAVID L & MEGAN M KLEIN
8000 HIDDEN CIR
CHANHASSEN MN 55317
ROBERT J & LOIS A SAVARD
8080 MARSH DR
CHANHASSEN MN 55317
MARTIN J & TIMAREE FAJDETICH
8100 MARSH DR
CHANHASSEN MN 55317
MICHAEL R SCHNABEL &
SANDRA J STAI
370 HIDDEN LN
CHANHASSEN MN 55317
NGUYEN & BINH NGU CHAU
8080 HIDDEN CT
CHANHASSEN MN 55317
RANDY G & KIMBRA J GREEN
8103 MARSH DR
CHANHASSEN MN 55317
KEVIN R & DONNA J BECKER
8060 HIDDEN CT
CHANHASSEN MN 55317
MARK & CARLA THOMPSON
311 HIDDEN LN
CHANHASSEN MN 55317
BISRAT & DENISE ALEMAYEHU
380 HIDDEN LN
CHANHASSEN MN 55317
JULIE K REDMOND
8081 HIDDEN CIR
CHANHASSEN
MN 55317
LAUREN C & SHAUNA J KOPP
8020 HIDDEN LN
CHANHASSEN MN 55317
SHANNON N MCCLARD &
SHERRIE R PETERSON
8030HIDDEN CIR
CHANHASSEN MN 55317
~ AVERY® Address Labels Laser 5160®
NOTICE OF PUBLIC HEARING
SITE PLAN REVIEW
CITY OF CHANHASSEN
NOTICE IS HEREBY GIVEN that the Chanhassen Planning Commission will hold a
public hearing on Tuesday, October 21, 2003, at 7:00 p.m. in the Council Chambers in
Chanhassen City Hall, 7700 Market Blvd. The purpose of this hearing is to consider the request
for Site Plan approval with variances for the construction of a clinic on property zoned
Neighborhood Business District, located at the southeast comer of Highway 5 and Dakota
Avenue, Lot 1, Block I, Park Nicollet 1st Addition, BWBR Architects (Park Nicollet Health
Services).
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.
Sharmeen A1-Jaff, Senior Planner
Phone: 227-1134
(Publish in the Chanhassen Villager on October 9, 2003)
CITY OF CHANHASSEN
7700 MARKET BOULEVARD
CHANHASSEN, MN 55317
(952) 227-1100
DEVELOPMENT REVIEW APPLICATION
OWNER:
ADDRESS:
TELEPHONE:
Comprehensive Plan Amendment
__ Temporary Sales Permit
Conditional Use Permit
Interim Use Permit
Non-conforming Use Permit
Vacation of ROW/Easements
__/~_Variance _ ~
wetland Alteration Permit
Planned Unit Development*
Zoning Appeal
Rezoning
Zoning Ordinance Amendment
Sign Permits
Sign Plan Review
Site Plan Review*
Subdivision*
_/~ Notification Sign
X Escrow for Filing Fees/Attorney Cost**
($50 CUP/SPRNACIVAR/WAP/Metes.
and Bounds, $400 Minor SUB) ~
TOTAL FEE $ I~ 5.~'
A list of all property owners within 500 feet of the boundaries of the property must be included with the
application.
Building material samples must be submitted with site plan reviews.
*Twenty-six full size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy of
transparency for each plan sheet.
** Escrow will be required for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
,OC^T ON 0/3 g/kgT,
LEGAL DESCRIPTION II
TOTAL
ACREAGE
WETLANDS PRESENT ~YES ,X No
REQUESTED
ZONING
PRESENT LAND USE DESIGNATION
REQUESTED LAND USE DESIGNATION
REASON FOR THIS REQUEST
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning
DePar~menf to deterr~ine the specific ordinance and procedural requirements apPlicable to'your apislication.
A determination of completeness of the application shall be made within ten business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within ten business days of application.
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application. '
I will keep myself informed of the deadlines for submission of matedal and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing
requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day
extension for development review. Development review shall be completed within '120 days unless additional review
extensions are a_pproved by the~pplicant.
Signatur~ of Applicant Date
Signature of Fee Owner
Date
Application Received on
Fee Paid Receipt No.
The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the
meeting. If not contacted, a copy of the report will be mailed to the applicant's address.
CITY OF CHANHASSEN
7100 NL~RKET BLVD
CHANHASSEN
MN
55312
Payee: PARK NICOLLET HEALTH SERVICES
Date: 09/]9/2003 Time: ll:50am
Receipt Number: DW / 4326
~.±erk: DANIELLE
DEVEA. OPMENT APPLICATION
iTEM REFERENCE
A~OUNT
DEVAP DEVELOPMENT APPLICATION
USE & VARIRiqCE
SIGN RENT
PLAT RECORDING
SIGN ESCROW
i, ;260.00
~.' 5. ',30
100.00
100.00
Total:
1,535.00
Check
5275
],535.00
Change:
THANK YOU FOR YOUR PAYMENT!
0.00
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
(952)227-1100
Date: 9/19/2003
To: Development Plan Referral Agencies
From: Planning Department
By: Sharmeen A1-Jaff, Senior Planner
Subject: Site Plan request with variances for the construction of a clinic on property zoned Neighborhood
Business District, located at the southeast comer of Highway 5 and Dakota Avenue, Lot 1, Block 1, Park
Nicollet 1st Addition, BWBR Architects (Park Nicollet Health Services).
Planning Case: 2003-10 Site Plan
The above described application for approval of a land development proposal was filed with the Chanhassen Planning
Department on September 19, 2003.
In order for us to provide a complete analysis of issues for Planning Commission and City Council review, we would
appreciate your comments and recommendations concerning the impact of this proposal on traffic circulation, existing and
proposed future utility services, storm water drainage, and the need for acquiring public lands or easements for park sites,
street extensions or improvements, and utilities. Where specific needs or problems exist, we would like to have a written
report to this effect from the agency concerned so that we can make a recommendation to the Planning Commission and City
Council.
This application is scheduled for consideration by the Chanhassen Planning Commission on October 21, at 7:00 p.m. in the
Council Chambers at Chanhassen City Hall. We would appreciate receiving your comments by no later than October 10,
2003. You may also appear at the Planning Commission meeting if you so desire. Your cooperation and assistance is
greatly appreciated.
1. City Departments
~). City Engineer
b. City Attorney
City Park Director
Fire Marshal
~Building Official
(~,~;Water Resources Coordinator
~g.'" Forester
2. Watershed District Engineer
,F~.~ Soil Conservation Service
(.~, MN Dept. of Transportation
~'.i~elephone Company
(US West or United)
.9. Electric Company
(NSP or MN Valley)
10. Mediacom Cable System
11. U. S. Fish and Wildlife
12.
Carver County
a. Engineer
b. Environmental Services
5. U.S. Army Corps of Engineers
.~6. minnegasco
13.
14.
Other-
7. MN Dept. of Natural Resources
Blue Circle Investment Company
1304-W. Medicine Lake Dr.
Suite 301
Plymouth, Mn. 55441
Phone (763) 542-8525
Fax (763) 543-4330
October 8, 2003
Shanmeen Al-Jeff
Senior Planner
City of Chanhassen
7700 Market Boulevard
PO Box 147
Chanhassen, MN. 55317
Re: Park Nicollet Proposal
Dear Sharmeen:
I wish I were able to attend the Planning Commission meeting at which the Park Nicollet development
proposal will be presented. Unfortunately, I will be out of town that evening due to a prior commitment.
As the adjoining property owner we have worked very closely with Park Nicollet as they developed the
plans they are presenting to you. We have enjoyed that experience and are very thankful to them for
their efforts to involve us as well as the rest of the community in their quest to develop a plan that works
not only for them but also for us.
We have worked very diligently with Park Nicoilet to arrive at a plan that allows the best possible traffic
flow into, out of, and between our properties. In developing that part of the plan we have worked with
MNDOT and have taken into account the agreements we made with a pdor Chanhassen City Council.
We have also had the required easement agreements drawn and are ready to execute them.
We had a concem about water, especially melting snow, running off Park Nicoilet's property into the
back doors of our stores. At the time they submitted their plan to you they had not had the opportunity
to address our concem. They have now shown us a plan that calls for a catch basin in their green area
directly behind our property. This is an acceptable solution to us and we are requesting that you
incorporate that catch basin into your recommendations to the City Council.
We are aware that Park Nicolle~ is reqb,=--sting some variances. We strongly urge both the Planning
Commission and the City Council to grant those variances.
Park Nicoilet has gone to great lengths to meet with and solicit input from the community, especially
those that will be most directly affected by their development. I have personally attended all of those
meeting and can attest to the fact that their plan addresses every concern or question that was voiced
and does so in the manner desired by those that expressed the concern.
Park Nicoilet is proposing a very attractive building of high quality materials that will be a visually
pleasing addition to the landscape, The service they will be providing is vital to the well being of the
citizen of Chanhassen and its surrounding neighbors. If their corporate citizenship once they are
established in the community is anywhere close to being as good as it has been to this point
Chanhassen will be very fortunate to have thom in the community.
Sincerely,
Patdck B. Hallisey
Partner
CC: Uli Sacchet
Steve Lilehaug
Rich Slagle
Craig Claybaugh
Bruce Feik
Kurt Papke
Bethany Tjommhom
MEMORANDUM
CITYOF
CHANHASSEN
7TjO I,la,kei B )tlr'var 1
PO Bx !47
Oa:Pi{isxer MN 5.5317
Administration
PPor~e %2 227 !100
Fax 952 227 11 !0
Building Inspections
Engineering
Pl:re %22271160
F::~ 9522271170
Finance
P!~rx %? ~27 1140
Fax 9.52 227 1! !0
Park & Flecreation
Pa e 952227 1120
Fax 952 227 i 110
Reoreai cr (} r ter
2310 ('.ot~ ter Bo~ yard
P!~rl~ 5.52 227 1400
Fax: 952 227 !4(!4
Planning &
Natural Resources
Phril 9? 227! 130
F~, 952 22; 11
Public Works
1591 B~rk
Pho~ %2 227 1300
Pax 9:,2227 13!0
Senior Center
F~x !i57227 1110
Web Site
TO:
FROM:
DATE:
SUB J:
Sharmin Al-Jaff, Senior Planner
Sweidan, Engineer/~,~'"'
Mahmoud
October 10, 2003
Site Plan Review of Park Nicollet 1st Addition (Clinic)
Land Use Review File No. 03-20
Upon review of the plans dated Sept. 19, 2003, prepared by Sunde Engineering,
Inc., I offer the following recommendations:
GRADING/DRAINAGE/EROSION CONTROL
The current plans show a building with a proposed lower floor elevation of 947.
The site was rough graded in the year 2002 during the construction of the
American Legion. Most of the storm water from the building and parking lot will
drain toward the proposed catch basins and be conveyed via storm sewer to an
existing storm water pond at the southeasterly comer of the site. There the water
will be treated prior to discharging to the existing storm sewer system. The
existing storm pond was re-designed and enlarged in year 2002 to accommodate
the additional surface drainage quantity for both developments (American Legion
and the clinic.) The applicant must submit drainage calculations for the site for
staff review and approval before building permit issuance. The storm sewer will
have to be designed for a 1 O-year, 24-hour storm event. As the shared storm sewer
will service more than one lot, private utility easements will need to be obtained
against the lots.
The plan proposes retaining walls along the north easterly and southeasterly sides.
The applicant should be aware that any retaining wall over 4-feet will require a
building permit.
Erosion control measures and site restoration shall be developed in accordance
with the City's Best Management Practice Handbook (BMPH). Staff recommends
that type 1 silt fence be used around the grading area of the site. The applicant
should be aware that any off-site grading will require an easement from the
appropriate property owner. In addition, tree preservation fencing must be
installed at the limits of tree removal.
UTILITIES
Municipal sewer and water service is available to the site from stubs on the east
side of the lot. The applicant is proposing to connect to the existing utility stubs
and extend them to the proposed lot to serve the site.
The City of Ckankassen · ,~, ,, ro.,~.,p',a ,scr~nSL~n~[¥' ¢,'itrl clean lakes qualily schools, a cilarming downtown t!lrMng businesses '~.ir ding trails and beautifd parks A gent place to live..¢,ork and pla'~
Sharmin Al-Jarl
October 10, 2003
Page 2
The underlying property has been previously assessed for sewer, water and street
improvements and those assessments have been paid. However, the sanitary
sewer and water hookup charges will be applicable for the lot. The 2003 trunk
hookup charge is $1,440 for sanitary sewer and $1,876 for water-main. Sanitary
sewer and water-main hookup fees may be specially assessed against the parcel at
the time of building permit issuance and are based on the number of SAC units
for the new building addition.
All of the utility improvements are required to be constructed in accordance with
the City's latest edition of Standard Specifications and Detail Plates. Permits
from the appropriate regulatory agencies must be obtained, including but not
limited to the Watershed District, MNDOT, Department of Health, etc.
STREETS AND PARKING LOT
No public streets are proposed as part of this project. The applicant is proposing
to utilize an existing full access to the site from Lake Drive East from the
southeasterly comer and another existing right-in/right-out access on the west side
of the parcel from Great Plains Boulevard. Also, the applicant is proposing a
driveway connection with the existing gas station south of the parcel. The
applicant is proposing to change the access onto Great Plains Boulevard from a
full access to a right-in/right-out access. This will be accomplished by closing the
median opening in Great Plains Boulevard.
A traffic study was conducted by BRW, Inc. for the Villages on the Pond
development which is just west of this site. The study recommended that the
future Legion site access onto Great Plains Boulevard be limited to a right-
in/right-out access due to its close proximity to State Trunk Highway 5 and the
additional traffic volumes generated by development in this area. Currently, a
raised concrete median exists along Great Plains Boulevard down to the current
driveway access for the Legion site. A painted median extends from the concrete
median south for, approximately, 85-feet. The raised concrete median then starts
again and extends to the intersection of Lake Drive and Great Plains Boulevard.
The purpose of the median (concrete and painted) is to delineate northbound and
southbound traffic and restrict turning movements along Great Plains Boulevard.
The existing Citgo's right-in/right-out access onto Great Plains Boulevard (old
Trunk Highway 101) was approved as an interim exit/entrance with closure
required upon the construction of an access along the north property line (the line
separating the subject site from the Citgo site) at a future date. The intent was to
share the future access with the Legion site when it developed and to minimize
the number of curb cuts on Great Plains Boulevard.
Since the development of the new Legion site, the Park Nicollet owner has had
discussions with MnDOT and the Citgo owner to the south. The Citgo owner
would prefer to keep the current access off of Great Plains Boulevard. In an effort
to appease the Citgo owner and to address MnDOT concerns with turning
movements close to highway 5, the applicant is proposing to permanently close
Sharmin Al-Jarl
October 10, 2003
Page 3
the existing median opening in Great Plains Boulevard and limit the clinic access
to a right-in/right-out only. MnDOT and the Citgo owner are both fine with the
current proposal.
City staff's only remaining issue with the current plan is the close proximity of
the two driveway accesses on Great Plains Boulevard. To address this, the
applicant updated the traffic study that was previously completed for this area in
Dec. 2001. The traffic study concluded that the existing access for Citgo and the
proposed access for Park Nicollet will adequately accommodate the expected
traffic and operate at a level of service B or better. These conclusions are
acceptable by staff.
A concrete driveway apron will be required for the Great Plains Boulevard access.
As the two accesses will service more than one lot, cross-access easements will
need to be obtained and recorded against the lots.
RECOMMENDED CONDITIONS OF APPROVAL
1. Submit private easement for the shared storm sewer before building permit
issuance.
2. Update the City of Chanhassen Detail Plates with the latest revision.
3. Cross-access easements for the shared driveway accesses must be obtained
and recorded against the lots.
4. The applicant must obtain a permit from MnDOT for grading in the right-
of-way.
5. Any off-site grading will require easements from the appropriate property
owner.
6. Installation of the private utilities for the site will require permits and
inspections through the City's Building Department.
o
The lot will be subject to City sanitary sewer and water hook up charges at
the time of building permit issuance. The 2003 trunk utility hook up
charges are $1,440 per unit for sanitary sewer and $1,876 per unit for
water.
o
Before building permit issuance, permits from the appropriate regulatory
agencies must be obtained, including but not limited to the MPCA,
Department of Health, Watershed District, Carver County, etc.
9. Submit a readable survey plan.
Sharmin A1-Jaff
October 10, 2003
Page 4
10. On the utility plan:
- Relocate the 6-inch gate valve toward the south near the proposed fire
hydrant and add another 8-inch gate valve at the beginning of the north
branch.
- Show all existing and proposed utilities easements.
- Show the proposed pipe slope, class and length of the storm sewer.
11. On the grading plan:
- Show all existing and proposed easements.
- Type I silt fence must be used.
- Add tree preservation fencing at the limits of tree removal.
12. On the site plan:
15.
16.
17.
18.
- Revise the south easterly drive aisle width to 26-feet.
o Show the private and public drainage and utility easements.
- Show the Block and Lots number.
Any retaining wall over 4-feet will require a building permit.
Seed and mulch or sod the site within two weeks of grading. Submit haul
route for City approval prior to any hauling.
A concrete driveway apron, per City detail plate #5207, is required at the
Great Plains Boulevard access point to the site.
Submit storm sewer sizing calculations for a 1 O-year, 24-hour storm event
for staff review and approval before building permit issuance.
c: Matt Saam, Acting Public Works Director/City Engineer
g:\eng\projects\park n icolletclinic\spr.doc
CITYOF
CHAN gEN
.PO n, 9× 147
Ch n ha,'~s{'! MI~ 5531
,~dminislralion
Picu 952227 1100
r~x )52227111
Phre 952 22/i~88
Fax 952227 1190
EnDineering
Finance
P~'ne g52227 1140
Fax: 9~}2 22711
Park a
Phone: 952 2271120
Fax: 952 227 1110
Recreatic)n Oep:er
23!0 CoL; ter Bou~eva d
Phc-lc 952227 1400
Fax 952227 1404
Planning
Natural Resources
~h,~ne 952 227 1130
~,~x q52 227 1
Public Works
1591 Park
P~xe 952227
F~ 952 2271310
Senior Center
P~ r~,~ %? 227 ~!25
[<x 9522271110
Web Sile
~N ~ ~'~ ~ i Gh~I"R~ss~d[
MEMORANDUM
TO:
Sharmin A1-Jaff, Senior Planner
FROM:
Mark Littfin, Fire Marshal
DATE:
September 24, 2003
SUB J:
Site Plan Request with variances for the construction of a
clinic on property zoned Neighborhood Business District,
located at the southeast corner of Highway 5 and Great
Plains Blvd., Lot 1, Block 1, Park Nicollet First Addition,
BWBR Architects, (Park Nicollet Health Services).
Planning Case #2003-10 Site Plan.
I have reviewed the site plan for above project. In order to comply with
the Chanhassen Fire Department/Fire Prevention Division, I have the
following fire code or city ordinance/policy requirements. The site plan
review is based on the available information submitted at this time. If
additional plans or changes are submitted, the appropriate code or policy
items will be addressed.
1)
A ten foot clear space must be maintained around fire hydrants, i.e.
street lamps, trees, shrubs, bushes, Quest, Excel Energy, cable TV,
and transformer boxes. This is to ensure that fire hydrants can be
quickly located and safety operated by firefighters. Pursuant to
Chanhassen City Ordinance #9-1.
2)
Fire lane signs and yellow curbing will be required. Contact
Chanhassen Fire Marshal for exact location. Pursuant to 2000
Minnesota International Fire Code Sec. 503.3.
3)
The builder must comply with Chanhassen Fire Department/Fire
Prevention Division regarding the maximum allowable size of
domestic water on a combination water/sprinkler supply line.
Pursuant to Chanhassen Fire Department/Fire Prevention Division
Policy #36-1994.
4)
The builder must comply with water service installation policy for
commercial and industrial buildings. Pursuant to Inspection
Division Water Service Installation Policy #34-1993. Copy
enclosed.
The City of Chanhassen · A grnw nq cornrT'Jn~tV with clean lakes quality schools, a charming downtown, thriving businesses, winding trails and beautiful parks A great piace to !ivu work and rgav
Sharmin Al-Jaff
September 24, 2003
Page 2
5)
6)
7)
The builder must comply with Chanhassen Fire Department/Fire
Prevention Division regarding premise identification. Pursuant to
Chanhassen Fire Department/Fire Prevention Division Policy #29-
1992.
The building must comply with the Chanhassen Fire
Department/Fire Prevention Division regarding notes to be
included on all site plans. Pursuant to Chanhassen Fire
Department/Fire Prevention Division Policy #4-1991. Copy
enclosed.
The southern most hydrant indicated on site plan must be relocated
approximately 100 feet west. Contact Chanhassen Fire Marshal
for exact location of hydrant to be relocated.
g:ksafcty\firc\parknicollet
10.
11.
CHANHASSEN FIRE DEPARTMENT
FIRE PREVENTION BUREAU
7700 MARKET BLVD. PO BOX 147
CHANHASSEN, MN 55317
(952) 227-1150
FAX: (952) 227-1190
CHANHA,q,qEN FIRE DEPARTMENT NOTE,q TO BE
INCI,IIDED ON Al,l, ,qlTE PI,AN,q
Revised 6/12/02
Fire Marshal must witness the flushing of underground sprinkler service line, per NFPA 13-8-2.1.
A final inspection by the Fire Marshal before a Certificate of Occupancy is issued.
Fire Department access roads shall be provided on site during all phases of construction. The
construction of these temporary roads will conform with the Chanhassen Fire Department
requirements for temporary access roads at construction sites. Details are available.
Onsite fire hydranls shall be provided and in operating condition during all phases of construction.
The use o_f liquefied pelroleum gas shall be in conformance with NFPA Standard 58 and the
Minnesota Uniform Fire Code. A list of these requirements is available. (See policy #33-1993)
All fire delection and fire suppression systems shall be monitored by an approved UL central
station with a UL 72 Certificate issued on these systems before final occupancy is issued.
An I 1" x 14" As ~ shall be provided to the Fire Department. The As Built shall be reproducible
and acceptable to the Fire Marshal. (See policy #07-1991).
An approved lock box shall be provided on the building for fire department use. The lock box
should be located by the Fire Department connection or as located by the Fire Marshal.
High-piled combustible storage shall comply with l_12e requirements cfi Article #81 nf the Minnesota
l)'niform Fire Code. High-piled combustible storage is combustible materials on closely packed
piles more than 15' in height or combustible materials on pallets or in racks more than 12' in height.
For certain special-hazard commodities such as rubber tires, plastics, some flammable liquids, idle
pallets, etc. the critical pile height may be as low as 6 feet.
Fire 'lane si~onage shall be provided as required by the Fire Marshal. (See policy #06-1991).
Maximum allowed size of domestic water service on a combination domestic/fire sprinkler supply
line policy must be followed. (See policy #36-1994).
Notes For Site Plan 04-1991 Page 1 of 1
CHANHASSEN FIRE DEPARTMENT
FIRE PREVENTION BUREAU
7700 Market Blvd BOX 147
CHANHASSEN, MN 55317
(952) 227-1150
FAX: (952) 227-1190
CHANHASSEN FIRE DEPARTMENT POI,ICY
PREMISES IDENTIFICATION
Revised 6/10/02
General
Numbers or addresses shall be placed on all new and existing buildings in such a position
as to be plainly visible and legible from the street or road fronting the property. Said
numbers shall contrast with their background. Size and location of numbers shall be
approved by one of the following - Fire Marshal, Fire Inspector, Building Official,
Building Inspector.
Requirements are for new construction and existing buildings where no address numbers
are posted.
Olther Reqniremenls - General
1, Nmnbers shall be a contrasting color from tile background.
2. Numbers shall not be in script.
3. If a structure is not visible from the street, additional nmnbcrs are required at the drive;~ay entrance.
Size and location nmst be approved.
4. Numbers ou lmdl hox at driveway entrance nmy he a nfinimuln of 4". Ilowever, requirement//3 must still
be met.
5. Adnfi~fistrative authority nmy require additional nuinbcrs if deemed necessary.
Residential Requirements (2 or leqq dwelling unit)
1. Minimum height shall he 5 inches.
2. Building permits x~ill uot be fimded unless umnhcrs are posted and approved by thc Building Department.
('ommcrci:d Rcqnircmenlq
I. Minimmn height shall be 12".
2. Multi-Tenant Buildings
a. Building addrc,'ss range, ufini~nmn height of 12 inches.
h. Address numbers required on all tenant doors. Minimum height of 6 inches.
3. If address numbers are located on a directory entry sign, additional i~umbers will he required on the
bnildings n~fin entrance.
4. Signage on overhead/delivery doors will also be required.
Premises Identification 29-1991 Paoe ~_ of ~
CHANHASSEN FIRE DEPARTMENT
FIRE PREVENTION BUREAU
7700 MARKET BLVD. PO BOX 147
CHANHASSEN, MN 55317
(952) 227-1150
FAX: (952) 227-1190
WATER SERVICE INSTALLATION POLICY
FOR COMMERCIAL AND INDUSTRIAL BUILDINGS
Revised 6/12/02
1)
2)
The Inspections Division shall be responsible for issuance of permits
No permit shall be issued until approval of plans have been obtained
from the following:
a) Engineering Department
b) Fire Marshal
c) Minnesota Department of Health
d) Plumbing Inspector
Mechanical inspectors will do all
the
hydrostatic and conductivity tests.
inspection.
installation inspections and witness
Call (952) 227- 1180 to schedule an
Inspection and Test Requirements
a) All pipes shall be inspected betbre being covered. Phone (952)
227- 1180, to schedule inspections. A 24 hour notice is required.
b) Conductivity test is required. The pipe shall be subjected to
minimum 350 amp test for a period of not less than 5 minutes.
c) Hydrostatic test required. All pipe shall be subjected to a
hydrostatic pressure of 150 PSI for 2 hours. Allowable pressure
drop shall not exceed 1 PSI.
d) Pipe shall not be run under buildings - NFPA 24, 8-3.1.
3)
Upon approval of the hydro test, the plumbing inspector shall submit a
copy of the inspection report to the utility superintendent. The
inspection report shall note whether the system is ready for main flush
and drawing of water sample for the bug test.
Water Service Installation 34-1993 Page 1 of 2
4) Water main flushing shall be witnessed by the utility superintendent.
a) Watermain flushing may be scheduled by contacting the utility
superintendent at 474-2086. A 24 hour notice is required.
b) The utility superintendent shall obtain a water sample for a
bacteria test after the main flush and deliver to a testing
company. The contractor shall be responsible for testing costs.
Allow two weeks for testing results to be returned to the City.
c) Upon receiving approval of the water sample test, the utility
superintendent shall submit a copy to each plumbing inspector
and turn water on to the tested and approved sections of the piping.
5)
An additional supervised flush and flow test will be required and
witnessed by the Fire Marshal for services supplying fire suppression
systems. The flush and flow test shall be performed in accordance
with 1991 edition of NFPA 13, Sec. 8-2.1. Contact the Chanhassen
Fire Marshal at (952) 227-1150.
6) Watermain installations shall comply with:
a) Minnesota Plumbing Code, Chapter 4715
b) Chanhassen Engineering Department, Watermain Specifications
c) National Fire Protection Association, Chapter 24
7)
Only authorized city employees are permitted to operate city water
control valves. For water turn on or off contact the utility
superintendent by phone (952) 227-1308. A 24 hour notice is required.
Water Scrvicc Installation 34-1993 Page 2 of 2
CITYOF
CI I SE
690 Ci~7 Center Drive, ?O Box 147
Chanhassen, Minnesota 55317
Phone 612.937. I900
General]ax 612937.5739
Engineering ]:ax 612.937.9152
Public Safe{y Fax 612.934.2524
Web www. ci. chanhassen, mn. us
CHANHASSEN FIRE DEPARTMENT POLICY
MAXIMUM ALLOWED SIZE OF DOMESTIC WATER SERVICE ON A
COMBINATION DOMESTIC/FIRE SPRINKLER SUPPLY LINE
1. Domestic water line shall not be greater than ¼ pipe size of the
combination service water supply line.
2. 1 ½" domestic off 6" line.
3. 2" domestic off 8" line.
4. 2 ½ domestic off 10" line.
Option
Domestic sizes may be increased if it can be calculated hydraulically that
the demand by all domestic fixtures will not drop the fire sprinkler water
below its minimum gallonage required.
Option
2~
Combination domestic and fire line service shall have an electric
solenoid valve installed on the domestic side of the service. This
valve shall be normally powered open and close on loss of electric
power or signal from the system water flow indicator.
Must be approved by the Chanhassen Fire Marshal and Chanhassen
Mechanical Inspector.
pproved- Building Official
App~o ~~e Marshal
Chanhassen Fire Department
Water Line Sizing
Policy #36-1994
Date: 06/10/94
Revised: 11/24/99
Page 1 of 1
The Cit~ of Chanhassen. A erowine community with clean lakes, aualitv schools, a charmine downtown, thrivine businesses, and beautiful parks. A ereat v/ace to lithe, work, and olay.
CARVER
~¢u~ng C~
946 '"
oO
21 v East Frontage Road
Waconia, MN 55387
Phone: 952-442-5101
Fax: 952-442-5497
.. ~ ¢OIISERVATIOII DISTRICT
Mission Statement: 7 i~ ?rovi&t lcarlerxhip i. c'o. xcn'tltiofl ~lt'lr] t(ttl('/1 .s'lewr~rct~'hip q/'lhe xoil. water, a/'u/ related
September 24, 2003
htto://~vww.co.carver, mn.us/SWCD/SWCD main. html
Sharmeen A1-Jaff, Senior Planner
City of Chanhassen
7700 Market Boulevard
Chanhassen, MN 55317
Re: Storm water drainage during and after development of Park Nicollet (2003-10 Site Plan)
Sharmeen AI-Jaff:
Thank you for sending a copy of the 2003-10 Site Plan, Park Nicollet development to the SWCD
office. Please review the following storm water and dewatering comments and
recommendations.
Storm Water
Beginning March 10, 2003 all developments disturbing l-acre or more or part of a contiguous
development which will disturb more than l-acre require a National Pollutant Discharge
Elimination System (NPDES) permit from the Pollution Control Agency (PCA). The owner /
operator of the proposed development must apply for and receive the NPDES permit prior to
beginning construction activities.
Any development disturbing more than 1-acre and creating more than l-acre of impervious
surface must also have permanent storm water treatment. It appears this is being done as the
Park Nicollet preliminary plan shows the storm water runoff being managed by existing storm
water infrastructure.
Dewatering Note
General Notes section on Sheet No. 210, I of 3 describes dewatering a site in note number 18.
Included in the note should be wording regarding sediment and erosion control and compliance
with dewatering a site according to NPDES regulations. As stated, there is potential for the
dewatering directions to create a dewatering violation on site.
If there are any questions concerning the above comments and recommendations please call the
SWCD office.
Sin_,c~,ely, -
Aaron Mlynet(, CPESC-IT
Urban Conservation Technician
AN EQUAL OPPORTUNITY EMPLOYER
CITYOF
CHANHASSEN
7700 Market Boulevard
PO Bgx 147
Cl;arg',assen MN 55317
Administration
Phone 952.2271100
Fax 952 227 1110
Building Inspections
?l,(xre: 952227 1180
Fax: 952 2271190
Engineering
Phore 9522271160
Box 952 2271170
Finance
?hone: 952 2271140
Fax: 95222? 1110
Park & Recreation
Phole 952.227 1120
Fax: 9522271110
Recreatiorr Center
2310 Coulter BoLr!eva~d
Phone 9522271400
Fax: 952 2271404
Planning &
Natural Resources
Phoee: 952227 1130
Fax 952227 1110
Public Works
591 Park Rcad
Pl/one 9522271300
Fax 952 227 1310
Senior Center
Pl~one: 952 2271125
!'ax: 952 2271110
Web Site
w,~w ci charlt,asse,1 mr1 us
MEMORANDUM
TO:
FROM:
DATE:
Sharmeen AI-Jaff, Senior Planner
Todd Hoffman, Park and Recreation Director//~//
October 9, 2003
SUB J:
Site Plan Review for Park Nicollet Services
Lot 1, Block 1, Park Nicollet Addition is subject to a park dedication fee at the
time of building permit application. The total park dedication due from this
parcel is $25,620. At the time this parcel was platted $6,932 of this total was
pre-paid. The remaining $18,688 shall be collected at the time of building
permit application.
C:
Matt Saam, Asst. City Engineer
Steve Torrel, Building Official
g:\park\th\park nicollet fee
The Cily of Chanhassen · A growing community with clean lakes quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks A great place to live, work and play
MEMORANDUM
TO: Sharmin A1-Jaff, Senior Planner
FROM: Steven Torell, Building Official
DATE: October 6, 2003
SUB J: Site Plan review for the construction of a clinic located at the
southeast comer of Highway 5 and Dakota Avenue, Park Nicollet
Health Services.
Planning Case: 2003-10 Site Plan
I have reviewed the plans for the above building. Following are my comments,
which should be included as conditions of approval.
1. The building is required to have an automatic fire extinguishing system.
2. The plans must be prepared and signed by design professionals licensed in
the State of Minnesota.
3. Contact the Fire Marshal and Mechanical Inspector regarding the size of the
combined fire protection and domestic water service line.
4. Provide an access cover for the sanitary sewer cleanout located in the
parking lot.
5. Detailed occupancy and building area related code requirements will be
reviewed when complete plans are provided.
6. The owner and or their representative shall meet with the Inspections
Division as soon as possible to discuss plan review and permit procedures.
G/safety/st/memos/plan/Park Nicollet