6.15. SR 06-21-1999
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Item # 6. 15 .
MEMORANDUM
River
TO:
Mayor and City Council
Scott Rarlicker, Planning Assistan~
DATE: June 21,1999
FROM:
SUBJECT: Request by North Memorial Health Care
For Conditional Use Permit to Amend
The Elk River Plaza PUD, Public
Hearing Case No. CU 99-18
Request
Consider a request by North Memorial Health Care to amend the Elk River
Plaza PUD to allow a 40,000 square foot medical clinic.
.
Located
Northwest corner of Elk River Mall
Zoning-/Land Use
PUD (Planned Unit Development) / HB (Highway Business)
Attachments
. Location map
. Development plans
. Memo from City Engineer
Overview
North Memorial Health Care is proposing to construct a 40,000 square foot
medical clinic on a 4.1 acre lot located on the northwest corner of Elk River
Mall. The clinic will be constructed in 2 phases. Phase one will be a 28,000
square foot two story structure. It will contain the clinic and associated
medical offices. Phase 2 will be a 12,000 square foot single story addition on
the south side of the first phase. In addition to the clinic, 277 parking spaces
. are proposed for phase 1. Phase 2 will require the removal of 56 spaces.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330. TDD & Phone: (612) 441-7420 . Fax: (612) 441-7425
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Memo to Mayor and City CounciUCU 99-18
June 21, 1999
Page 2
The clinic is one component of a three part redevelopment plan for the mall.
The two other components include a drugstore/retail building in the
northeast corner and a restaurant/retail space connected to the north end of
the building housing Marcus Theaters. The portion of the mall north of the
theaters will be demolished. The property will also be replatted so each of the
new uses will be located on it's own lot.
Access and Parking
There will be a main access drive through the center of the plaza. Access into
the clinic site will be from this main drive. The parking area for the clinic
will be separated from the main drive by a landscaped median. There will be
4 access points into the clinic parking area.
Parking is the main issue with the mall redevelopment plan. Parking for the
entire mall will be reviewed. With the current configuration, the mall is 92
spaces short. With the proposed redevelopment plan the parking situation is
worse; the proposed plan is 279 spaces short, 187 more than the existing
situation.
Included in the packet is information regarding the compatibility of the
proposed uses and the theater. It is the developers intention to show the
proposed uses are compatible with the theater and will offset the loss of
parking spaces.
The clinic has provided more than the required parking spaces. The parking
requirement for North Memorial is 200 spaces; they are providing 221 spaces.
Phase 1 will require 140 spaces; with the phase 2 expansion, an additional 60
spaces are required for a total of 200 spaces. While the expansion will
eliminate 56 spaces, the clinic will still have enough parking to provide the
required 200 spaces.
Overall parking for the plaza, as well as the parking for the clinic, will be
impacted by the phase 2 expansion to the clinic. The plan which is being
presented will be 279 spaces short of what is required. With phase 1, the
plaza will be 163 spaces short; phase 2 will increase the shortage to 279
spaces.
S: \PLANNING\SCOTT\CU9918CC.DOC
Memo to Mayor and City Council/CU 99-18
June 21, 1999
Page 3
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Parkin€? Elk River Mall
Existing Conditions
Required
Provided
Retail
Theater
Gym
283 spaces
631 spaces
40 spaces
954 spaces
551 spaces
278 spaces
33 spaces
862 spaces
954
862
92 spaces short
Proposed
.
Required
Proposed
Drug Store
Clinic
Resta urant/Retail
75 spaces
140 (200 w/expansion)
89 spaces
304 (364 w/expansion)
75 spaces
277 (221 w/expansion)
144 spaces
496 (440 w/expansion)
Theater
Gym
631 spaces
40 spaces
975 Total req.
1035 w/expansion
283 spaces
33 spaces
812 Total proposed
756 w/expansion
975
812
163 spaces short
1035
756
279 spaces short w/expansion
The proposed uses (clinic, restaurant/retail, drugstore) can meet the required
parking. It is the theater, whose expansion was approved in 1997 that is
short 348 spaces. It is therefore critical to have uses that are compatible with
the theater if structured parking is not envisioned as a solution.
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s: \PLANNING\SCOTT\CU9918CC.DOC
Memo to Mayor and City CounciUCU 99-18
June 21, 1999
Page 4
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Building Elevations
The clinic's exterior elevations will be a mix of earth toned brick and rock
faced blocks with champagne colored aluminum windows. A canopy will cover
the main entrance on the east side of the building, facing the parking lot.
Secondary entrances will be located on the north and south sides of the
building.
Grading, Drainage and Utilities
The City Engineer will be addressing grading, drainage and utilities in his
memo.
Landscaping
The landscaping plan is acceptable with some minor modifications.
Additional screening should be provided around the dumpster enclosure and
the existing trees on the south side of the building to be removed should be
indicated.
Signage
. No wall signage is proposed for the clinic. The clinic will have space on the
two proposed monument signs. A 19 foot tall, 80 square foot monument sign
is proposed along Highway 169 and a 8 Y:z foot tall, 48 square foot sign is
proposed along Freeport. Each of the major tenants will be allocated space on
these signs.
Plannin{! Commission Meeting
At the Planning Commission meeting held on June 8th, no one spoke at the
public hearing. The Commission discussed the phasing of the project and
when the clinic would be expanded to the full 40,000 square feet. The
applicant stated they will likely construct the second phase in 3 to 5 years.
Parking was reviewed as part of the discussion on parking requirements for
the entire plaza and redevelopment plan.
Recommenda tion
The Planning Commission and staff recommend the City Council approve the
conditional use permit for the clinic with the following conditions:
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1. All comments of the City Engineer be addressed.
s: \PLANNING\SCOTT\CU9918CC.DOC
Memo to Mayor and City Council/CU 99.18
June 21, 1999
Page 5
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2. The Elk River Plaza PUD agreement be amended to allow the medical
clinic and signage as proposed.
3. Lighting standards and lighting plan be approved by the City.
4. The landscape plan shall be approved by the City.
.
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S: \PLANNING\SCOTT\CU9918CC.DOC
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iXii River
LOCATION
MAP'
N
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13065 Orono P:u-kway . P.O. Box 490
Elk River, MN 55330
CASE: C. U "q -"
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AMENDMENT NO.4
to
ELK RIVER PLAZA DEVELOPMENT AGREEMENT
CITY OF ELK RIVER, SHERBURNE COUNTY, MINNESOTA
THIS AMENDMENT NO.4 is made effective the 21st day of June, 1999, by and
between the CITY OF ELK RIVER, Sherburne County, Minnesota (the City), and
ELK RIVER SHOPPING CENTER COMPANY, a Minnesota partnership, 9110 83rd
Avenue North, Brooklyn Park, Minnesota 55445.
WIT N E SSE T H:
WHEREAS, on December 24, 1984, the parties hereto entered into Elk River
Plaza Planned Development Agreement, which agreement was amended by
Amendment No.1 effective December 31, 1985, and by Amendment No.2, effective
March 16, 1987, and by Amendment No.3, effective September 21, 1987; and
WHEREAS, the City Council on June 21, 1999, approved the Replat of Lot 4,
Block 2, of Elk River Plaza, as Elk River Plaza 4th Addition.
WHEREAS, on June 21, 1999, the Elk River City Council approved an
amendment to the Elk River Plaza Planned Development Agreement to permit the
development of Elk River Plaza 4th Addition by the placement of the following
improvements on the property: A 15,000 square foot retail building on Lot 1, Block
1, Elk River Plaza 4th Addition; the placement of a 200 seat Class I restaurant with
on sale liquor, a 6,500 square foot retail building on Lot 2, Block 1, Elk River Plaza
4th Addition, and the placement of a 40,00 square foot medical office on Lot 3, Block
1, Elk River Plaza 4th Addition.
NOW, THEREFORE, it is hereby agreed by and between the parties here as
follows:
1.) The Elk River Plaza Planned Development Agreement IS hereby
amended to allow the construction of the following improvements:
(01) A 15,000 square foot retail building to. be located on Lot 1, Block 1,
Elk River Plaza 4th Addition; and
(02) A Class I restaurant with on-sale liquor, and 6,500 square foot retail
on Lot 2, Block 1, Elk River Plaza 4th Addition; and
(03) A 40,000 square foot medical office building on Lot 3, Block 1, Elk
River Plaza 4th Addition; and
(04) A 19-foot tall monument sign on Lot 2, Block 1, Elk River Plaza 4th
Addition, and an 8-foot tall monument sign on Lot 3, Block 2, Elk
River Plaza as shown on the approved site plan.
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.
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(05)
Wall signage as follows:
1. Free standing retail building on Lot 1 - Each tenant shall have
no more than 1 wall sign except for the drug store at the east
end of the building, which will be allowed 2 signs. Wall
signage shall consist of individual letters. Capital letters shall
be no larger than 32" high; lower case letters shall be no more
than 24" high. Letters shall extend no closer than 3'-4' from
projected lease line.
2. Attached restaurant/retail building on Lot 2 - Restaurant shall
have 2 wall signs and retail tenants shall have 1 wall sign.
Signs shall consist of individual letters. Capital letters shall
be no larger than 32" high; lower case letters shall be no larger
than 24" high. Letters shall extend no closer than 3'-4' from
projected lease line.
2.) It is further a condition of approval of the authorized development
that the same shall be completed in conformance with the attached site plan
approved by the Planning Commission a~d City Council and that all signage and
lettering shall be consistent with the approved site plan and as outlined in this
amendment.
3.) The words, phrases, terms, and conditions used herein shall be
interpreted the same as those used in the Elk River Retail Center Planned Unit
Development Agreement.
4.) All other terms and conditions of the Elk River Plaza Planned Unit
Development Agreement, as amended, shall remain in full force and effect and shall
be binding upon the parties hereto, except to the extent clearly inconsistent with the
terms and conditions of this Amendment No.4.
IN WITNESS WHEREOF, the parties have caused this Amendment No. 4 to
be duly executed in their names and on their behalf on or as of the date first above
written.
ATTEST:
CITY OF ELK RIVER
Patrick D. Klaers
Its: City Administrator
Stephanie Klinzing
Its: Mayor
\ \elkriver \sys \shrdoc \planning\agreem ts \erplaza4.doc
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STATE OF MINNESOTA )
) ss.
COUNTY OF SHERBURNE )
DEVELOPER:
ELK RIVER SHOPPING CENTER
COMPANY
By:
Its:
By:
Its:
The foregoing instrument was acknowledged before me this _ day of
, 1999, by Stephanie Klinzing and Patrick D. Klaers, the Mayor
and City Administrator, respectively, for the City of Elk River, Minnesota.
STATE OF MINNESOTA
)
) ss.
)
COUNTY OF SHERBURNE
Notary Public
The foregoing instrument was acknowledged before me this _ day of
,1999,by and
of ELK RIVER SHOPPING CENTER
COMPANY.
\ \elkriver\sys \shrdoc \planning\agreemts \erplaza4.doc
Notary Public
.
Howard R. Green Company
CONSULTING ENGINEERS
May 19,1999
File: 807240J-0240
Mr. Scott Harlicker
Assistant Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: ELK RIVER MALL REMODEL
Dear Mr. Harlicker:
As you requested, we have reviewed the proposed remodeling of the Elk River Mall.
The submittal package was prepared by RSPArchitects Ltd. Based upon our review
and comments received at the staff review meeting, we offer the following comments:
1.
Retail Space A, which is proposed to be the drug store, shows a drive-thru
around the east and north sides. The left-hand turn at the northeast corner
appears to be very tight. In fact, it appears that the building slightly encroaches
into the utility easement at that point. The design in this area needs to be
reviewed. This drive-thru needs to be provided with adequate signing that it is
one-way. On the north side of the building, there is an existing driveway from the
Burger King to the north that leads into this drive-thru. This could lead to some
very confusing traffic patterns. We recommend that this driveway be closed as
part of the remodeling project.
.
2. The way the parking is laid out and the lot splits are shown, Retail Space A ends
up with a single row of parking at their south property line. This is in the middle
of a large parking area for Retail Space A and Restaurant Space C, which is
primarily double rows of parking. Single rows of parking without islands to
delineate them tend to lead to confusion. We suggest that the parking area be
reworked slightly and an attempt be made to get a small median along the south
side of this row of parking to clearly delineate that it is a single row of parking.
3. There is no indication on the site plan of where the dumpsters will be located for
each of the buildings, or where the loading areas will be provided.
4. The grading plan shows a catch basin in the center of the parking area just north
of the clinic. The grade shown fro~ the south curb line closest to the building in
this area to the catch basin is 4~ %. This is a relatively steep grade for people
parking and walking up to a clinic from this parking lot.
.
0: \PR01\807240J\0240\230-1902.may99 .doc
1326 Energy Park Drive. St. Paul, MN 55108 . 651/644-4389 fax 651/644-9446 toll free 888/368-4389
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JUN-04-1999 09:17
651 644 2349 P.02/02
HR GREEN CO.
Howard R. Green Company
CONSULTING ENGINEERS
June 4, 1999
File: 807240J-0240
Mr. Scott Har1icker
Assistant Planner
13065 Orono Parkway
P.O. Box 490
Elk River. MN 55330-0490
RE: ELK RIVER MALL REMODEL
REVISED PLANS
Dear Mr. Harficker:
As you requestedj we have reviewed the revised plans for the remodeling of the Elk
River Mall relative to our comment letter dated May 19, 1999. The revised plans were
dated June 1. 1999. Based upon our review. we find that the revised plans addressed
each of the points raised in our previous letter. The one issue that we raised that could
not be addressed on the plans, but which should not be forgotten. is the issue of
coordinating the demolition and reconstruction at the Elk River Mall with providing
enough parking to maintain the current theater usage.
If you have any questions regarding this project, please can.
Sincerely,
Howard R. Green Company
/~~
Terry J. ~~urer, P.E.
T JM:tw
O:\PROJ\S07240J\0240\240-040I.jun99.doc:
1316 Energy Park Drive · Sl Paul, MN 55108 . 651/6444389 fax 6511644-9446 toll free 888/368-4389
TOTRL P.02
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