HomeMy WebLinkAbout5.a. Fairview Health Services Major Amendment to PUD for ExpansionJK016"
PLANNING COMMISSION
EXECUTIVE SUMMARY
Planning Commission Meeting Date: July 23, 2013
Tentative City Council Meeting Date: August 20, 2013
AGENDA ITEM: Case 13- 29 -AMD; Fairview Health Services
Major Amendment to their Planned Unit
AGENDA SECTION:
Development for an Expansion at their
Public Hearing
Clinic at 15075 Cimarron Avenue.
PREPARED BY: Eric Zweber, Senior Planner
AGENDA NO.
A.
ATTACHMENTS: Location Map; Title Sheet; Landscape
Plan; Existing Conditions; Site Plan;
APPROVED BY:
Grading Plan; Utility Plan; Floor Plan;
Exterior Elevations; City Engineer's
Memorandum dated July 17, 2013; Park
and Recreation Director's Memorandum
dated July 18, 2013.
RECOMMENDED ACTION: Motion to recommend approval of the Major
Amendment to the Planned Unit Development, subject to the following conditions:
1. Allow EIFS on the west side of the expansion until the next addition is approved.
2. Approval of the drive - through window and access lane.
3. Payment of $9,000 fee -in -lieu of dedication for the equivalent of 1.0 acres park
land.
4. Compliance with the City Engineer's Memorandum dated July 17, 2013.
5. Compliance with the Parks and Recreation Memorandum dated July 18, 2013.
ISSUE
Fairview Health Services is requesting a Major Amendment to their Planned Unit Development to
construct an approximate 4,500 square foot expansion to their clinic at 15075 Cimarron Avenue. The
expansion will be for additional clinic space as well as a pharmacy with drive through.
SUMMARY
Fairview Health Services constructed a 10,000 square foot clinic at 15075 Cimarron Avenue in 2008.
Fairview has stated that the clinic has been more successful than expected and therefore they are
proposing an expansion of 4,547 square feet including both additional clinic space and a pharmacy.
The expansion will be added on the west side of the clinic. The 1,452 square foot pharmacy will be
located on the north side of the addition with a drive through window facing north (towards Wendy's)
and will be accessed through the Fairview parking lot. The remaining 3,095 square feet is designated
as clinic space including eight additional exam rooms.
Surrounding Land Uses:
Existing Zoning District:
Required Setbacks:
North: Commercial
East: Commercial and Wetland
South: Multiple Family Townhomes
West: Commercial
C -4 PUD: General Commercial Planned Unit Development
Frontage
Structure
Parking/Driveway
1515[ Street West
30 Feet
20 Feet
Cimarron Avenue
30 Feet
15 Feet
Interior
15 Feet
0 Feet
Proposed Setbacks:
Frontage
Structure
Parking/Driveway
151St Street West
30 Feet
N/A
Cimarron Avenue
45 Feet
15 Feet
Interior
15 Feet
0 Feet
Site Layout
Currently the 10,000 square foot building is located on the southeast corner of the site, nearest the
corner of Cimarron Ave and 151" Street and a 49 stall parking lot directly north of the building. The
parking lot is accessed off of a private drive to the north, and is shared with Applebee's and Wendy's.
The proposed 4,500 square foot expansion will be attached to the west side of the existing building.
With the expansion, the parking lot will be expanded to the west as well.
The southwest corner of the site will remain vacant and could accommodate another expansion of
approximately 5,000 square feet.
Building Design and Materials
The expansion will match the colors and design of existing building. The north side, south side and
corners of the building will be constructed of the same brick as the existing building. The west side of
the expansion is proposed to be EIFS in the same colors as the rest of the building. Fairview is
requesting the EIFS in anticipation of the next expansion because EIFS is less expensive than
masonry construction. Provision of a lesser grade material in anticipation of a building expansion is
not without precedent. The east facade of Rosemount Market Square (The Pond) facing Dairy Queen
and Taco John's is EIFS because Rosemount Market Square was approved for a 15,000 square foot
future expansion. Staff is supportive of the request for EIFS on the west side of the expansion.
The entrance to the building will be relocated to the west side of the existing building resulting in a
main entrance centered in the building with expansion. This relocated entrance will also be centered
on the newly expanded parking lot.
The addition will contain a pharmacy with drive - through window on the north side of the expansion
facing the private drive, Applebee's and Wendy's. The drive- through lane will be one -way from east
to west to allow the driver to access the drive- through window. The addition itself will shield any
headlights from the townhouses to the south. The headlights of a car leaving the drive- through would
shine toward the strip retail building containing Great Clips to the west. Any stacking for the drive-
K
through would que in the Fairview parking lot, with additional cars flowing into the private drive. No
public road should be impacted by stacking for the drive- through window. Staff is supportive of the
drive- through layout and recommends a condition of approval is the layout through the PUD instead
of requiring a separate stand -alone conditional use permit (CUP).
Access and Parking
As generally described earlier, the parking lot for the clinic and the access to the drive- through is
through the existing site access, off of the adjoining shared private drive. The current 49 stall parking
lot is being expanded to the west resulting in a total 84 stalls. The ordinance parking requirement with
for the expansion is 75 stalls (5 stalls for each of the 10 doctors and 1 stall for each of the 25
employees). This design leaves an excess of 9 stalls for future expansion on the site.
Staff would note that the 9 -stall excess parking, as compared to ordinance standards, could mean that
future clinic expansion would be limited by the amount of parking that can be provided on site.
However, the advantage of having the clinic expand in phases is that the City can monitor actual
parking demand at the site. Often the City recognizes that the ordinance parking formula is a general
formula and may or may not address a specific project need. On several occasions the City has
approved parking that the applicant has indicated is needed based upon their experience and often a
parking study. This could differ from the ordinance criteria. Staff is recommending that Fairview
submit a parking study demonstrating actual parking demand with any future expansion. The study
will allow the City to evaluate the appropriateness of the requested future expansion. The current
expansion meets ordinance criteria and therefore a parking study is not being requested at this time
and submission is not a condition of approval. However, the applicant is put on notice that additional
information will be needed in the future.
Landscaping
The landscaping installed for the addition follows the same pattern as the original clinic. Foundation
plantings are installed on the north and south side of the addition and within the island created by the
drive- through lane. Boulevard trees are proposed along 1515[ Street, the private drive, and within the
new parking lot island. The landscaping proposed meets the City requirements.
Engineering and Park Director's Memorandums
Engineering has a couple of comments within their memorandum, which is attached to this executive
summary. The most significant suggestion is to regrade the parking lot expansion, which is essentially
a bowl with a catch basin in the middle of the parking lot. The downside of this design is that if the
catch basin were to become clogged, then the parking lot would slowly fill up with water until it
overflowed to the southwest. If the parking lot were regraded to create a constant slope from a high
point at the parking lot entrance in the northeast to a low point in the southwest, then only the
curbing at the southwest would fill up with water before overflowing. The current design meets City
regulations, so staff is not requiring the change. And as any negative impact is within private property,
it is up to the applicant whether they would like to modify their grading plan.
In 2008, when the 10,000 square foot Fairview Clinic was constructed, Fairview had anticipated
splitting the lot and considered selling the western one acre of property. With this proposed addition,
Fairview will no longer be splitting the property. Because of that possible split, the park dedication
funds were only collected for the eastern half of the property. With the proposed expansion, the
western half of the property will be required to pay its park dedication which is $9,000 for fee -in -lieu
of dedication for one acre of commercial land.
3
RECOMMENDATION
Staff recommends that the Planning Commission recommend approval of the Major Amendment to
the Planned Unit Development for the expansion of the Fairview Clinic.
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4ROSEMOUNT
PUBLIC WORKS
MEMORANDUM
DATE: July 17, 2013
TO: Eric Zweber, Senior Planner
CC: Kim Lindquist, Community Development Director
Andrew Brotzler, Director of Public Works /City Engineer
Kathie Hanson, Planning Department Secretary
FROM: Phil Olson, Assistant City Engineer
RE: Fairview Rosemount Clinic Expansion Plan Review
Submittal:
Fairview Rosemount Clinic Expansion Plan prepared by BDH + Young and Westwood
Professional Services, dated June 25, 2013. The following review comments were generated from a
plan set containing the following sheets:
• Landscape Plan
• Site Plan
• Grading Plan
• Utility Plan
• Details
• Floor Plan & Exterior Elevations
DEVELOPMENT FEES:
The development fees below are due with the building permit. The fees are based on the total
property area of 2.11 acres minus 1.1 acres that was previously paid for with the first phase. Fees
are based on the 2013 Fee Resolution.
_ r+c-e_ n_ Tin a (A— nt hiii1dina nermit)
No.
Item
Cost
Calculation 2013 Fee Rates
1
Sanitary Sewer Trunk Charge
$ 1085.75
$1075 /acre * 1.01 acres
2
Watermain Trunk Charge
$ 6565.00
$6500 /acre * 1.01 acres
3
Storm Sewer Trunk Charge
$ 6933.65
$6865 /net developable acre * 1.01 acres
Sewer Connection Fees (SAC)
SAC Units are calculated by MCES
4
MCES Fee
$ 2435 /SAC Unit
5
City Fee
$ 1200 /SAC Unit
6
Storm Connection Fee (STAG)
$ 2292.70
$2270 /acre * 1.01 acres
Total
$ 16,877.10
Does not include SAC TBD by MCES
General Comments:
1. The grading plan is required to show an emergency overflow route that is 1.5 feet below the
low building opening elevation of the building. The overflow route and elevations are
required to be shown on the grading plan with the final build out conditions.
2. It is recommended that the low point of the parking lot be built in the southwest corner of
the lot to direct the overflow away from the front of the building. This will also reduce the
storm sewer length on site and ensure that the EOF from the parking lot is below the low
building openings.
3. Inlet protection should be added to the catch basin on the north side of 1515` Street to
protect the city's storm sewer in the event that the silt fence fails.
4. The storm sewer, sanitary sewer, and water main proposed with this development will be
owned and maintained by the property owner.
5. The NPDES permit is the responsibility of the owner /contractor. Documentation of
permit acquisition shall be forwarded to the City prior to issuance of a building permit.
6. Record drawings (paper and electronic formats) of the site that meet the standards set forth
in the Engineering Guidelines shall be submitted to the City prior to issuance of a Certificate
of Occupancy.
Should you have any questions or comments regarding the items listed above, please contact me at
651 - 322 -2015.
4ROSEMOUNT
PARKS AND RECREATION
M E M O R A N D U M
To: Kim Lindquist, Community Development Director
Eric Zweber, Senior Planner
Jason Lindahl, Planner
Andy Brotzler, Public Works Director /City Engineer
Phil Olson, Assistant City Engineer
From: Dan Schultz, Parks and Recreation Director
Date: July 18, 2013
Subject: Fairview Clinic Expansion
The Parks and Recreation Department has reviewed the submittal for the Fairview Clinic Expansion
and is providing the following comment:
In the past, staff recommended that the City collect cash dedication for the two
commercial lots that were to be created. It was recommend that we collect $9,900 for
the 1.1 acre lot that the Fairview Clinic was to be built on and that the cash
dedication for the remaining 1 acre lot was to be paid prior to receiving a building
permit based on the fees in place at the time of the payment.
• Staff is recommending that the City now collect the cash dedication for the 1 acre of
land that we have not yet received the cash dedication for. The cash dedication for 1
care of commercial property is $9,000 per acre.
Please call me at 651 - 322 -6012 if you have any questions about this memo.
G:\2013\Planning Cases \13- 29 -AMD Fairview Health Services Major Amendment to PUD \ParkMemo_ Fairview _07182013.docx