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5.6. A-D. SR 01-16-2007 City of Elk River REQUEST FOR CITY COUNCIL ACTION Agenda Section Meeting Date Plannin Items anua 16,2007 Item Description United Health Group: Land use Amendment (LU 07-01) Zone Change (ZC 07-02) Administrative Subdivision (AS 07-01) Conditional Use Permit (CU 07-04) Item Number 5.6.A.-D. Prepared by erem Barnhart, Plannin Reviewed by Introduction United Health Group is requesting approval of several actions that would allow them to construct a data center on approximately 20 acres immediately north of the Target Data Center. The approvals requested include: . Conditional Use Permit for the outdoor storage (water tank) . Land Use Change, to change the governing land use designation of the SE comer of Business Center Drive and Waco from Community Commercial to Light Industrial · Zoning Change, to change the zoning for the property located at the SE comer of Business Center drive and Waco, from C3 to BP. . Administrative subdivision approval, platting the subject property. Attachments . Request for Action Location Map Applicant narrative Staff comment letter dated December 22, 2006 City Engineer letter dated January 2, 2007 Response letter from applicant and driveway exhibit dated received on January 5, 2007 Line of sight exhibit dated January 2, 2007 Resolution 07-_ approving subdivision Plat of Elk Path Business Center 4th addition Plans dated November 22, 2006, including: o Tide sheet (Cl) o Site Plan (C3) o Grading Plan (C4) o Utility Plan (C6) o Lighting Plan (C7) o Landscaping Plan (C8) o Exterior Elevations (AOS-Ol) o Images (A04-0l) . . . . . . . . . Case File: CU 07-04 Page 2 Action Reauested Staff and the Planning Commission are recommetiding approval with the conditions as outlined. Location: SE comer of intersection of Waco Street and Business Center Drive (Elk Path Business Park 4th addition) Zoning: Adjacent Zoning: Site Area: Parking Req'd: BP / C3 N-C3 E-BP S-BP W -R3/ R1c Land Use: Adjacent Land Use: N - Highway Business E - Light Industrial S - Light Industrial W - Urban Residential Light Industrial 20.6 acres Required: 189 stalls based on 1/1000 sqft Proposed: 78 improved, additional 113 shown on plan Landscape Required: 97 trees Req'd: Proposed: 105 proposed, excluding shrubbery Conforms: Land Use Plan - Yes Zoning Code - Yes Subdivision Code - Yes 60 Day Rule:Action must be taken on this request by February 18, 2007 Analysis The applicant is requesting several actions that would allow the construction of a Data center, similar in function to the Target Data center, currendy under construction. The property currendy consists of two parcels: Oudot D of Elk Path Business Center, and Oudot A of Elk Path Business Center 2nd addition. A portion of Oudot A and all of Oudot D will be consolidated into a new 20.7 acre parcel via an administrative subdivision. Oudot D is the comer piece that is currendy zoned C-3, Highway Commercial. Land Use Amendment and Zoning Change As noted, Oudot D is currendy zoned C3, and guided as Highway Business. The applications include a proposal to rezone and reguide the property to BP and Light Industrial, making the proposed data center a permitted use (telecommunications center) on the created lot. However, above ground storage tanks are a conditional use, requiring additional review. The proposed changes to the land use map and zoning map are appropriate to serve a large land use that was not contemplated at the time the zoning and land use maps were developed. The proposed changes do not create a spot zoning instance, and are consistent with the predominate land use of the area. S:\pLANNING\Case Files\2007\CUP\CU 07-04 United Health\Staff report CC 1-16-07.doc Case File: CU 07-04 Page 3 Additionally, the change from Highway Commercial to BP appears to be a more appropriate land use, as the subject parcel does not have superior Highway visibility. Conditional Use Permit The above ground storage tanks will be located within a screen walled enclosure on the east side of the building. This enclosure will be setback from Business Center Drive approximately 450 feet. The enclosure will include eight cooling towers, and one 400,000 gallon water storage tank. The storage tank is approximately 30 feet in height. The screening walls will be approximately 16 feet in height, and will appear as extension of the building walls. The storage area will include concrete pavement. There will be two gates into the enclosed area, one on the north, and one on the south. While the tank will extend above the screening wall and be visible from the street and adjacent property, the combination of the wall and the distance from the road gready reduces the visual impact of the above ground tanks from the public arena. The wall also provides visual benefit to the adjacent properties. Parking and Circulation The technology center is largely used as housing for telecommunications equipment (data collection and storage). The plan provides parking for 78 stalls, with proof of parking showing the opportunity for 113 more spaces as the need dictates. Access to the site will be via one drive off of Business Center Drive, and one off of Waco to the west. The City Engineer and applicant are working together on the final location of the Waco access, with it moving approximately 150' north of its proposed location. The City engineer supports the compromise location of the access drive, as prepared by the applicant. A paved drive will circle the building, providing adequate emergency access opportunities. Landscaping The large site will include multiple groupings of trees and plant material on the outside edge of the internal drive. A small berm is proposed, based on the grading plan, along side Business Center Drive. The berm will not screen the building, only provide interest along Business Center Drive. Staff supports the landscaping plan as proposed. Building The building will be approximately 33 feet in height, at its highest point, and constructed of a variety of materials, including precast concrete panels, and face stone. More information regarding the building materials can be found in the attached narrative. Grading, Drainage, and Utilities These items are addressed in the City Engineer's memo dated January 2, 2007. Standards for Issuance of a Conditional Use Permit (Section 30-654) The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: S:\pLANNING\Case Files\2007\CUP\CU 07-04 United Health\Staff report CC 1-16-07.doc Case File: CU 07-04 Page 4 1. Will not endanger, i,!jure or detrimentallY riflect the use and ergqyment of other proper!)' in the immediate vicinity or the public health, stifety, morals, comfort, convenience or general we(fare of the neighborhood or the city. The proposed use does not appear to negatively affect the surrounding area. 2. Will be consistent with the comprehensive plan. Although a Comprehensive land use change is proposed, the use is consistent with the predominate land use presently established. 3. Will not impede the normal and orderlY development and improvement of surrounding vacant proper!)'. This use should not impact the orderly development of surrounding property. 4. Will be served adequatelY ~ and will not adverselY riflect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer {)Istems, parks and schools; and will not, in particular, create trtiffiC congestion or inteiference with trqffic on acjjacent and neighboring public thoroughfares. Through the review of the proposal, the police, fire, and utility divisions reviewed the proposal, there were no comments. The use is not expected to generate utility needs not supported by the Council. The Utilities commission is currently undergoing a process to increase electric capacity to the area, in part triggered by the proposed data center. The use is not expected to generate a large amount of vehicular traffic, and should not create traffic congestion or interfere with traffic on adjacent and neighboring public thoroughfares. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to a'!Y persons or proper!)' because of excessive trqffic, noise, smoke, fumes, glare, odors, dust or vibrations. No excessive impact on adjacent properties is anticipated. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of mqjor importance. There will not be any loss or damage of natural, scenic or historic features. 7. Will fullY complY with all other requirements of this Code, including a'!Y applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. No variances or waivers are suggested. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. Recommendation Four motions are required: Administrative Subdivision: Staff recommends the City Council approve the administrative subdivision Elk Path Business Center 4th addition, subject to final acceptance by the City Engineer; Comprehensive Plan Amendment: Staff and the Planning Commission recommends approval of a Comprehensive Plan Amendment to reguide the subject property from Highway Commercial to light Industrial; Zone Change: Staff and the Planning Commission recommend approval of a Zone Change to rezone the subject property from C3 to light Industrial. S:\PLANNING\Case Files\2007\CUP\CU 07-04 United Health\Staff report CC 1-16-07.doc Case File: CU 07-04 Page 5 Conditional Use Permit: Staff and the Planning Commission recommend approval of a Conditional Use Permit as illustrated on plans dated November 22, 2006 to allow an above ground storage tank for the development at the SE comer of Business Center Drive and Waco Street with the following conditions: 1. All applicable building codes shall be met. 2. All applicable fire codes shall be met. 3. Approval of a Comprehensive Plan amendment changing the guiding land use from Highway Commercial to Light Industrial 4. Approval of a rezoning application from C-3 to BP 5. All comments outlined in City Staff letter dated December 22nd , 2006 be addressed 6. All comments outlined in City Engineer letter dated January 2, 2007 be addressed. Respectfully submitted, ~ Planning Manager City Council Action Motion by _ Second by _ Vote Follow Up S:\PLANNING\Case Files\2007\CUP\CU 07-04 United Health\Staff report CC 1-16-07.doc y:// ==-r 1 ELK ~A1fNTER ~ SINES~ I~' 1 CAMP coty PARK , 11 f.1___ 'Hw I~ ~"'~ I 0... ~ r--f ! I' r- L:.J ,W ,jet:: I i r- f----t,'l cr, L.-J.' >- ,10 vi et:: ',j r- I i /f=J ;' / S' I /(:> I I /<<~~,~ I I / r-r I / (~*{~~I ,/1 / / I r ~)')0~~~,/11'''i ( ~,&; ES~TtJf \=\@Ij\\J, ~//. I' /~I ~~,~(/ . rAK~ r rnIJrnIJ '@, \ ~ q iA~ J '[' v I' '\ 'I I [g ~ ~ ,Q <9 !l: ~ ~ 0; ~ ~ ~I /~II / ,/ / [ I , I BUSlr\IESS CEN I ER DRIVE t l :8 ! ~ ~ :> ;; I S :> ~ ~ :5 ~ ~ 5l ~ " z 2! ~ Iii COu~ny COURT HOUSE ?:: I I i f I I i I / SITE Location Map 1f N Case Number: CU 07-04 UHG Project Narrative United Health Group Next Technology Center Southeast Quadrant of Waco Street and Business Center Drive Outlots A and 0, Elk Path Business Center Third Addition Prepared By: RLK Incorporated November 27, 2006 For Conditional Use Permit-Aboveground Storage Tanks Zone Change Land Use Amendment Administrative Subdivision Introduction On behalf of United Health Group; EYPMCF, Corgan Associates and RLK Incorporated are pleased to submit the enclosed plans and documents for the Conditional Use Permit-Aboveground Storage Tanks, Zone Change, Land Use Amendment and Administrative Subdivision applications for the UnitedHealth Group Next Technology Center project for review, discussion and approval by the City of Elk River. The plans and narrative outline the site development UnitedHealth Group is proposing for the 20.6i: acre business park site. This application package, s~bll)itted on November 27,2006, is anticipated to be heard at the January 9,2007 Planning Commission meeting and January 16,2007 City Council meeting. Upon the City's concurrence with the enclosed applications and documents, it is the Developer's intent to immediately proceed with the Final Plan/Final Plat documents to enable a construction start in early February 2007. Project Request · Approval of Conditional Use Permit-Aboveground Storage Tanks · Approval of Zone Change · Approval of Land Use Amendment · Approval of Administrative Subdivision Project Description The proposed United HealthGroup Next Technology Center is an 189,000+/- square foot data center project on a green field 20 acre site. This project will house approximately 42,000 square feet of raised access (computer room) floor and the associated mechanical, electrical and back-up power systems as required to support the raised access floor area. Site Plan! Access The site plan reflects the 189,000i: square foot building located in the southern portion of the 20.6i: acre site. The plan identifies full access to the site from a proposed curb cut on Business Center Drive to the north as well as from Waco Street to the west. Interior site movement is provided by a 30 foot wide main drive on the south and east portions of the site and a 24 foot width drive to access the parking lot on the north side of the site. Both of these drives will be constructed of bituminous pavement with B612 concrete curb and gutter. Project Narrative UnitedHealth Group Next Technology Center RLK Incorporated Project No. 2006-S01-M November 27, 2006 Page 1 of 5 A 78-stall parking lot is proposed on the west side of the building with an 8-foot wide sidewalk connecting the lot to the building. Per discussions with the City, required parking numbers should be based upon 1 stall per 1,000 square feet of building. The City will allow the Applicant to state their required parking needs with the remainder of the parking being shown as proof of parking. The site plan as designed proposes 78 constructed parking stalls with an additional 113 proof of parking spaces shown. A 30-foot wide bituminous road with B612 concrete curb and gutter will provide access around the building. GradinglUtilities/Stormwater Ponds Stormwater requirements are met by way of three detention/retention basins located in the northern and southern portions of the site. Each of these ponds will contribute to infiltrating stormwater runoff into the granular soils prevalent in this region. Two relatively small detention basins are proposed in the southwest and southeast portions of the site to collect regional stormwater runoff from the parking lot and access drives as well as roof drainage. A portion of the stormwater runoff volume at the southern ponds will be retained to allow infiltration to occur. For significant rainfall events when stormwater runoff would fill the southern ponds above a depth of five feet, discharge to the larger northern pond would commence via storm sewers on both the east and west sides of the building. These storm sewers serve a dual purpose, as they also collect local stormwater runoff in the access drives and parking lot. Per City requirements, the site stormwater management system is sized to retain two 100-year back-to-back storm events. The northern pond is proposed exclusively as a retention/infiltration basin. The ultimate emergency overflow for the site would consist of two high level outlet structures at the north side ofthe northern pond, each with pipe outlets connecting to existing storm sewer stubs located in the Business Center Drive right-of-way. Proposed stormwater runoff from the constructed site will be less than the existing conditions. Sanitary sewer and watermain utility services are provided through connections to existing municipal mains located in the utility easement along the south side of the site. There is currently a lO-inch watermain and a 12-inch sanitary sewer main located within the easement. An 8-inch watermain service loop is proposed around the building along withsix fire hydrants and isolation valves placed at appropriate intervals. A 6-inch water service for the building is shown at the southwesterly portion of the building. Two 6-inch sanitary sewer services are proposed at the south side of the building, with an anticipated connection to an 8-inch lateral sanitary sewer that would outlet to an existing sanitary manhole. Due to the excessive depth of the existing sanitary sewer, construction of an exterior drop structure is planned at the proposed manhole connection. A deep, 8-inch sanitary service is proposed at the east side of the building as required to collect discharge water (used in an internal cooling process) via gravity flow. This sanitary service will connect to the existing manhole south of the southeasterly pond near the manhole bottom grade. Watertight pipe/manhole joints will be constructed at all proposed manhole connections. New concrete inverts will be constructed to blend with the existing manhole. If necessary, dewatering will be done to allow the deep sanitary sewer work to be constructed per City Engineers Association of Minnesota (CEAM) specifications. The site grading will commence by first meeting all erosion control requirements as stipulated in the National Pollutant Discharge Elimination System (NPDES) permitting process. Conformance with the NPDES permit will continue throughout the term of the site construction project. After required erosion control measures are installed, topsoil and any other organic materials will be stripped from all proposed fill areas and stockpiled. In cut areas, topsoil will be salvaged for ultimate re-spread. At this stage, concurrent engineered fill placement at the building pad site and pavement areas will be done with suitable granular materials excavated from the three pond sites. The grading plan has been prepared to provide sufficient excavated materials from the pond sites to construct the building pad and the subgrade for all bituminous and concrete pavement areas. Project Narrative United Health Group Next Technology Center RLK Incorporated Project No. 2006-S01-M November 27, 2006 Page 2 of 5 Landscaping The landscape plan features overstory trees, coniferous trees, ornamental trees and other small deciduous shrubs; all landscape materials and design will comply with the City's requirements. The trees have been grouped in specific areas to provide screening for the building and outside storage and delivery areas. A 5-foot wide maintenance strip with rock mulch has been shown around the perimeter of the building to facilitate ease of landscape upkeep. The entire site area, with the exception of the stormwater pond basins, will be sodded. Per City requirements, only the sod areas adjacent to the right-of-ways will receive irrigation. Tree species will be selected to provide year round interest as well as offer screening of the site. Signage At this time UnitedHealth Group is discussing the need for entry signage into the site. If signage is to be utilized, other than one to identify the site's address, plans and elevations will be submitted to the City for their review and approval as part of the architectural plan package. The signage material will match the building exterior's material and will meet the provisions of the City zoning ordinance. Lighting The site is proposed to utilize lighting in the parking lot, entry point areas and portions of the site's interior driveway. The site lighting will be hooded or downcast-style lights to deflect light away from adjoining properties and public streets while providing a well lit, safe environment for the users of the facility. A light style and light level plan are included in the Preliminary Plan set. Architectural Elements The proposed exterior building will be clad primarily in non-load bearing precast concrete wall panels. A variety of integral colors and textureS will be incorporated throughout the wall panels to architecturally enhance the buildings visual interest and overall aesthetic. Wall panel joints and reveals will be incorporated throughout the elevations to differentiate various building volumes and reduce the appearance of the overall building mass. Metal wall panels and mechanical louvers will be utilized as accent materials to allow for a variation in materials across the various facades. Due to the stringent security and structural requirements of this facility, the main portion of the facility housing equipment will have no exterior glazing. A small portion of glazing will be utilized in the administrative portion of the building to allow natural light into the office area. The administrative and main entrance portions of the building will reflect a natural stone appearance with metal panel canopies and glazing accents. These elements will be utilized to distinguish this area from the remainder of the building, and to direct visitors to the main, secured entrance. Conditional Use Permit - Aboveground Storage Tanks After discussions with City staff, it is our understanding that a Data Center facility is a permitted use under Section 30-1294, BP-Business Park District. However, per subsection (d)(1d) of this section, a conditional use permit approval is required for aboveground storage tanks. The Data Center facility utilizes outdoor cooling towers and an outdoor water tower as part of the building's operation. All plans, elevations and calculations required for a conditional use permit application are included in this submittal package: The site will contain two screen wall areas to secure and screen exterior equipment located in the outdoor storage yard areas. The screen walls will be approximately 16' -0" in average height and be constructed of the same materials as the main building. Equipment housed within these screen wall areas are three 30,000 gallon, underground fuel storage tanks that will serve the generator banks, a series of eight (8) cooling towers, the top of which are to be at or below the top of the screen wall and one (1) 400,000 Project Narrative United Health Group Next Technology Center RLK Incorporated Project No. 2006-S01-M November 27,2006 Page 3 of 5 gallon above ground water storage tank. The water storage tank is similar to what the adjacent Target Data Center facility is using for their site. Please note, that this site is currently farmed and there are no existing trees or wetlands on site. Furthermore, an Environmental Assessment W orksheet/Environmental Impact Statement is not required as part of this design project. Zone Change Request The existing property is comprised of two parcels: Outlot A (50:!:: acres), which is currently owned by Sherburne County and Outlot D (3.8:!:: acres), which is owned by Hoyt Partners LLP. The applicant has been in discussion with the County to purchase a 16.8:!:: acre portion of Outlot A and to combine this acreage with Outlot D for a 20.6:!:: acre overall tract. The northwestern portion of the site (Outlot D) is presently zoned C3-Highway Commercial, while the remainder of the site is zoned BP-Business Park. As part of the development process, the Applicant is proposing to rezone the entire parcel to BP-Business Park to allow for the development of a 189, OOO:!:: square foot building located in the southern portion of the 20.6:!:: acre site. Land Use Amendment Request Currently, Outlot D is guided for Community Commercial, while Outlot A is guided for Light Industrial. In order to facilitate the combining of Outlots A and D, a Land Use Amendment and subsequent Zone Change will need to occur. The Land Use Amendment of Outlot D to Light Industrial will eliminate this remnant parcel of Community Commercial property and will allow for the creation of the Data Center facility, which is allowed under a Light Industrial land designation. Community Commercial designated land will still exist north of Business Center Drive and east of Waco Street, where it benefits from Highway 10 exposure. Administrative Subdivision Request In order to facilitate development on the entirety of the 20.6:!:: acre site, Outlots A and D will need to be combined with any recorded property easements being vacated. Furthermore, from Outlot A, 16.8:!:: acres will need to be subdivided from the original 50:!:: acre parcel. From discussions with City staff, an Administrative Subdivision can be utilized to accomplish this as opposed to a preliminary plat document. Conclusion UnitedHealth Group respectfully requests the City of Elk River approval of its applications for Conditional Use-Aboveground Storage Tanks, Zone Change, Land Use Amendment and Administrative Subdivision. It is anticipated that this application package will be heard at the January 9, 2007 Planning Commission meeting and January 16, 2007 City Council meeting. Submittal Package The following items are provided for this application: · Land Use Application Form with Legal Description and Property Owner List · Application Fee and Escrow ($1,600 Application Fees, $1,500 Escrow Fees: [Conditional Use Permit $500 Fee, $1,000 Escrow]; [Land Use Amendment $400 Fee]; [Zone Change $400 Fee]; [Administrative Subdivision $300 Fee, $500 Escrow] ) · Project Narrative Project Narrative United Health Group Next Technology Center RLK Incorporated Project No. 2006-S01-M November 27, 2006 Page 4 of 5 · Hydrology Calculations (dated November 27,2006, 1 copy) · Architectural Exterior Elevations (Sheet A05-01 dated November 11,2006;4 - full-size sets, · 1 - 11 x 1 7) · Floor Plan (Sheet A02-01, dated November 13,2006; 4 - full-size sets, 1 - 11 x 17) · Architectural Images (Sheet A04-10, dated November 27,2006,4 full size sets, 1- 11 x 17) · List of Outdoor Storage Materials · Preliminary Plans for Site, Landscape, Grading, Drainage, Utilities and Site Lighting (SheetsCl - CIO, dated November 27,2006,4 - full size sets, 1 - 11 x 17 set) · Administrative Subdivision of Outlots A and D - Elk Path Business Center Third Addition (Sheets 1 - 2, dated November 27,2006; 4 - full-size sets, 1 - 11 x 17 set) Applicant and Development Team Applicant/Developer UnitedHealth Group Telephone 952-936-3653 9900 Bren Road East Fax 952-936-3642 Minnetonka MN 55343 Dennis J. Spalla - Contact Email dennis _ spalla@uhc.com Owner - Outlot A Sherburne County Telephone 763-241-2701 13880 Highway 10 Fax 763-241-2707 Elk River MN 55330 Brian J. Bensen - County Administrator Email Owner - Outlot D Hoyt Partners, LLP Telephone 763-441-9000 P.O. Box 277 Fax 763-441-0791 Elk River MN 55330 Stewart Wilson - Contact Email swilson@thebankofelkriver.com MechanicallElectrical Engineers EYPMCF Telephone 312-846-8514 200 West Adams, Suite 2750 Fax 312-846-8501 Chicago IL 60606 Tim Colleran - Project Manager Email tcolleran@eypmcf.com Architect Corgan Associates, Inc. Telephone 214-748-2000 501 Elm Street Fax 214-744-1916 Dallas TX 75202 Scott M. Ruch, Principal Email SRuch@corgan.com Site Plan/Civil Engineer/Landscape Architect/Surveyor RLK Incorporated Telephone 6110 Blue Circle Drive, Suite 100 Fax Minnetonka MN 55343 Eric Johnson, Project Manager Jim Maloney, Senior Professional Engineer Kurt Kisch, Professional Land Surveyor 952-933-0972 952-933-1153 Email Email Email eiohnson@rlkinc.com imaloney@r1kinc.com kkisch@r1kinc.com G:\Corgan Associates\2006-S01-M\]roject Management\11-27-06 Submission\Narrative 11-27-06.doc Project Narrative United Health Group Next Technology Center RLK Incorporated Project No. 2006-S01-M November 27, 2006 Page 5 of 5 13065 Orono Parkway Elk River, MN 55330 December 22, 2006 United Health Group Attn: Dennis Spalla 9900 Bren Road East Minnetonka, MN 55343 RE: Review comments Dear Mr. Spalla: The City has completed is preliminary review of the conditional use permit, land use amendment, and zone change for the subject property. At this time, Staff has the following comments to offer: Fire department comments.. The preliminary utility plan shows a hydrant location on the south side of the complex on the east side of the outdoor storage area. The location is noted on the pan but the labeling does not show "hydrant with auxiliary valve". Please note the hydrant location on the southeast side of the outdoor storage area located on the south side of the data center. Municipal Utilities. The plan reflects the facility being looped with an 8" DIP watermain with fire hydrants. This plan is not clear where the water service to the building is. Only one service line and water meter is permitted. The meter will be remote read but must contain a by-pass loop for meter maintenance. Engjneering. Engineering comments will be forthcoming. Parking. The "proof of parking" south of the provided parking appears to conflict with the detention basin. It is suggested that the proof of parking be shifted to the north side of the building. Landscaping. The landscaping plan appears to be adequate. Prairie grasses may be appropriate in certain areas where irrigation or a manicured look is undesirable. Outdoor storage. It is unclear the amount of screening the wall provides for the circular tank and chillers. An exhibit showing line of sight from Business Center Drive might be helpful. Refuse. The plan does not show location of any refuse containers or collectors. If located outside of any screened storage area, a separate screening enclosure will need to be constructed. Fuel Tanks. Above ground storage of fuel tanks is governed by the MnPCA. For further information, you can contact Rebecca Haug, Elk River Environmental administrator at 763- 635-1068. Fencing. I note that no perimeter fencing is shown on the plans. Garage doors. All garage doors shall be painted to match or coordinate with the buildings principle color. The Planning Commission will consider your applications at their meeting on January 9th, 2007. If you would like to incorporate these comments into plan revisions, please resubmit on or before January 2nd. If not, staff will recommend these statements as conditions to approval. If you have any questions, please feel free to contact me at 763/635-1034 or email at jbarnhart@ci.elk-river.mn.us. Sincerely, 9? Jeremy Barnhart, AICP Planning Manager Cc: Eric Johnson, RLK, via email S:\pL-\NNING\Case Files\2007\CUP\CU 07-04 United Health\Ltr to Spalla RE comments 12-20-06.doc MEMORANDUM TO: Jeremy Barnhart, Planning Manager Terry Maurer, City Engineer ~ DATE: January 2, 2007 FROM: SUBJECT: UnitedHealth Group Technology Center File #226-154P As requested, we have reviewed the submittal package for the UnitedHealth Group Technology Center. The package consisted of a plan set prepared by RLK, Inc. dated November 22, 2006 and a preliminaty drainage report, again prepared by RLK, Inc. with the same date. Based upon our review, we would offer the following comments: 1. The drainage calculations have been reviewed and are approved. The drainage concept consists of three ponding areas on the site, once each at the southeast and southwest corners of the building which take flow from the south side of the building. Each of these then overflows into a larger pond located along Business Center Drive. The ponding system is set up to contain two back-to-back lOO-year storms without discharging. There are emergency overflows connected to the storm sewer within Business Center Drive, should a larger event occur. 2. The water system has been reviewed and is approvable. In consists of an 8-inch diameter loop around the entire perimeter of the building, connecting at two locations to the existing lO-inch watermain located along the south side of the site. Drainage and utility easements will be needed for the entire watermain loop around the building. This watermain loop will be considered a public facility since it contains fire hydrants, which must be maintained and operated by the Elk River Municipal Utilities. The Fire Chief has reviewed the hydrant locations and has approved the proposed six hydrant locations around the building perimeter. It should be noted that the new hydrant located on the south side center of the building is shown with a hydrant symbol, but the construction note does not indicate the hydrant. There is a proposed hydrant symbol shown near the driveway on Waco Street. There is no note associated with this hydrant. It is unclear whether or not the existing hydrant in this general location needs to be relocated or the symbol should be for an existing hydrant. This issue should be clarified. 3. There are two connections shown from the existing trunk sanitary sewer line located on the south side of the site. The most easterly is a deep line intended to collect discharge from the cooler drain. The westerly connection branches off into three stubs into the building. This is due to the architectural layout of the internal workings of the building and may actually be reduced in the final building design. The westerly three connections come into a new manhole, which can be utilized as a sampling manhole. The easterly connection needs to have a sampling manhole prior to connection to the existing trunk line. According to City policy, sanitary sewer services cannot connect to existing manholes. Therefore, the two connections need to be cut into the existing trunk sanitary sewer line by means of a "Y" connection. 4. The driveway connection to Waco Street is relatively close to the driveway connection to the Target site to the south. It would make for better traffic flow if this driveway were moved to the north to align with 18yd Avenue. If the need for the driveway location on Waco Street is for truck traffic servicing the data center, perhaps truck traffic could utilize the Target data center access off of Waco Street and be continued from that location into the UnitedHealth Group site. The connection to Business Center Drive is approximately 150 feet east of the easterly driveway to the clinic located on the north side of Business Center Drive. There is, however, an undeveloped commercial lot east of the clinic site which will likely have additional driveways which can be made to line up with the proposed driveway to the UnitedHealth Group site. It would be impossible to get the UnitedHealth Group's driveway onto Business Center Drive to line up with the existing driveways on the north side, due to the size of the proposed pond. 5. Due to size of the site, a NPDES permit will be required. Along with that permit, a Storm Water Pollution Prevention Plan (SWPPP) needs to be submitted. There is one included in the plan set on Sheet C.5. City policy however is that the SWPPP must be submitted on 8 ~" x 11" paper and signed by the owner, engineer and contractor. Also, proof of the application for the NPDES permit must be submitted. 6. According to City policy, record drawings of the site improvements including sanitary sewer, water and storm sewer facilities must be submitted at the end of construction in both an electronic and paper format. Specific information regarding the format of the submittal can be provided at the appropriate time. If you have any questions regarding any of these comments, please contact me. S:\PLANNING\Case Files\2007\CUP\CU 07-04 United Health\Ol 02 07 Engr's memo.doc ~~ DnitedHealth Group" United Health Group 9900 Bren Road East MN008-E305 Minnetonka MN 55343 Mr. Jeremy Barnhart Planning Manager City of Elk River 13065 Orono Parkway Elk River, MN 55330 Re: Response to City review comments dated December 22, 2006 UnitedHealth Group Next Technology Center Dear Mr. Barnhart: UnitedHealth Group and the design team members have reviewed the City of Elk River's comments regarding the November 27, 2006 submission for a Conditional Use Permit- Aboveground Storage Tanks; Zone Change; Land Use Amendment and Administrative Subdivision request. The following is a response to the City's comments as listed below on an item per item basis. For your reference, the City's comments are shown in italicized text. Comment: Fire department comments. The preliminary utility plan shows a hydrant location on the south side of the complex on the east side of the outdoor storage area. The location is noted on the pan but the labeling does not show "hydrant with auxiliary valve". Please note the hydrant location on the southeast side of the outdoor storage area located on the south side of the data center. Response: Noted. This will be revised as part of the construction documents to be submitted in mid January 2007. Comment: Municipal Utilities. The plan reflects the facility being looped with an 8" DIP watermain with fire hydrants. This plan is not clear where the water service to the building is. Only one service line and water meter is permitted. The meter will be remote read but must contain a by-pass loop for meter maintenance. Response: Noted. This will be revised as part of the construction documents. Comment: Engineering. Engineering comments will be forthcoming. Response: UnitedHealth Group has not received written engineering comments from the City to date. We have had verbal discussions with the City Engineer, but we have not yet received any written comments. Please see the January 4, 2007 RLK Incorporated memo for an update to the City Engineer's verbal comments. Comment: Parking. The "proof of parking" south of the provided parking appears to conflict with the detention basin. It is suggested that the proof of parking be shifted to the north side of the building. DATE RECEIVED I - S-.-~ Response: The original pond design was performed using an extremely conservative infiltration rate for rainwater infiltrating the soil. Upon completion of the soils report, it was learned that the infiltration rate is faster than was originally assumed. As a result, all three of the stormwater ponds on site have become smaller. With the smaller pond design, there is no longer a conflict between the proof of parking and the stormwater pond located in the SW portion of the site. This redesign will be reflected on the construction documents to be submitted in mid January 2007. Comment: Landscaoinf!. The landscaping plan appears to be adequate. Prairie grasses may be appropriate in certain areas where irrigation or a manicured look is undesirable. Response: The landscape plan will be modified as part of the construction document process. Prairie grass will be utilized in some areas to reduce the quantity of sod as well as irrigation requirements. Comment: Outdoor storaf!e. It is unclear the amount of screening the wall provides for the circular tank and chillers. An exhibit showing line of sight from Business Center Drive might be helpful. Response: Attached to this letter is a Line of Sight Exhibit prepared by RLK Incorporated. The Line of Sight is taken from a six (6) foot height of a person standing on the sidewalk: of Business Center Drive looking southeast towards the outdoor storage area with a screen wall and water storage tank and cooling tower units. Comment: Refuse. The plan does not show location of any refuse containers or collectors. If located outside of any screened storage area, a separate screening enclosure will need to be constructed. Response: Noted. At this time the plan is to contain all refuse inside the proposed screened areas or building area. If this were to change, the City would be notified and proper applications would be made as necessary. Comment: Fuel Tanks. Above ground storage offuel tanks is governed by the MnPCA. For further information, you can contact Rebecca Haug, Elk River Environmental administrator at 763-635-1068. Response: The fuel tanks will be underground for this facility. If plans for fuel storage were to change, Ms. Haug and the MnPCA would be consulted for their design regulations. Comment: Fencinf!. I note that no perimeter fencing is shown on the plans. Response: At this time, we are not proposing any perimeter fencing for the facility. If perimeter fencing or entrance gates were to be utilized in the future, the City would be notified and proper applications would be made as necessary. Comment: Garaf!e doors. All garage doors shall be painted to match or coordinate with the buildings principle color. Response: Noted. Building colors and subsequent materials will be fmalized as part of the architectural submission package. Comment: The Planning Commission will consider your applications at their meeting on January cjh, 2007. If you would like to incorporate these comments into plan revisions, please resubmit on or before January 2nd. If not, staff will recommend these statements as conditions to approval. Response: Representatives from UnitedHealth Group and our design consultants will be present at the January 9,2007 Planning Commission meeting and at the following January 16,2007 City Council meeting. As noted above, UnitedHealth Group accepts the basic design conditions as outlined by the City in their December 22, 2006 letter and Comments, subject to the engineering comments not yet completed. Required conditions of approval will be addressed in subsequent construction documents for civil engineering, landscape architecture and architectural design. UnitedHealth Group and the project design team appreciate the City's comments on the UnitedHealth Group Next Technology Center submittal package. Please do not hesitate to contact me (telephone: 952-936-3653 or email: dennis_spalla@uhc.com) or Eric Johnson (telephone: 952-933-0972 or email: ejohnson@rlkinc.com) with any questions. Sincerely, ~;;jU~~.~ Director of Real Estate Services ~ RIK. Engineering. Planning. Surveying. Landscape Architecture ( la:JnSIS~T() t.;]';I) ) ~ MEMORANDUM TO: Jeremy Barnhart, Planning Manager, City of Elk River COpy: Dennis Spalla UnitedHealth Group FROM: Eric Johnson DATE: January 4, 2007 RE: Update to City Engineer Verbal Comments - Waco Street Driveway Location In discussions with Mr. Terry Maurer, City Engineer for the City of Elk River, he stated he would recommend for the Waco Street driveway access to the site to be relocated as part of his engineering review comments for the project. Mr. Maurer gave two potential access points as follows: 1.) Obtain an easement from Target Corporation in order to utilize their driveway at 182nd Avenue; 2.) Relocate the driveway to the north so it aligns with 183rd Avenue which currently intersects Waco Street at a 'T' configuration. In discussion with UnitedHealth Group and the design team, it was deemed that neither scenario was feasible due to either the potential difficulty in obtaining an easement from Target or concerns about site security related to the aligned intersection with 183rd Avenue which would allow direct, unimpeded access to the site and building to unauthorized personnel. These concerns were relayed to Mr. Maurer, who restated his recommendation for one of the two above mentioned scenarios. Upon further discussion with Mr. Maurer, it was offered that the Waco Street driveway could be shifted approximately 125' to the north from the originally proposed location, which would place the driveway further from the 182nd Avenuerrarget Data Center driveway (see exhibit). This scenario would provide a minimum of 300' of separation between the intersections/driveways and satisfies the concerns of United Health Group and the City Engineer. Mr. Maurer stated in lieu of the two previously discussed driveway scenarios, that he would be in acceptance of the offset driveway placement as presented on the attached exhibit. Likewise, UnitedHealth Group is in acceptance of this scenario as well and has authorized RLK to perform these plan revisions as part of the construction document submission set which is anticipated to be submitted to the City following the anticipated City Council approval at the January 16, 2007 meeting. Offices: Hibbing . Minnetonka . Ham lake . Twin Ports (952) 933-0972 . 6110 Blue Circle Drive' Suite 100 . Minnetonka, MN 55343 . FAX (952) 933-1153 Equal Opportunity Employer UnitedHeaIth Group Next Technology Center List of Outdoor Storage Materials · Three 30,000 gallon underground fuel storage tanks · Eight (8) cooling towers · One (l) 400,000 gallon above ground water storage tank. The site will contain two screen wall areas to secure and screen exterior equipment located in the outdoor storage yard areas. The screen walls will be approximately 16' -0" in height and constructed with the same materials as the main building. RESOLUTION NO. 07- CITY OF ELK RIVER A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR: Elk Path Business Park Fourth Addition Case No. AS 07-02 WHEREAS, application has been made for final plat approval, pursuant to Section 1008.08 (l)(c) of the Elk River City Code of Ordinances, of the property legally described on attached Exhibit A and hereinafter referred to as "the Property"; and WHEREAS, the proposed final plat complies with each of the conditions set forth by the City Council in its approval of the final plat of the Property; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ELK RIVER, as follows; 1. It is hereby determined by the City Council for the City of Elk River as follows: A. The proposed subdivision is consistent with the Zoning Ordinance and conforms with all of its requirements. B. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans including, but not limited to, the City's Comprehensive Development Plan. C. The physical characteristics of the site, including, but not limited to, topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and uses contemplated. D. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required herein. E. The proposed subdivision will not cause substantial environmental damage. F. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. G. The proposed subdivision will not have an undue or adverse impact on the reasonable development of neighboring land. 2. Final plat approval is hereby granted for the Property, subject to the conditions set forth in attached Exhibit B. 3. The officers of the City are hereby authorized, once the conditions set forth in Exhibit B are met and complied with, to sign the final plat for the Property and to issue a certified copy of this Resolution giving final approval of the plat. 4. The owner of the Property is authorized to record the final plat as required by law and shall file proof of said recording with the City. No building permits will be issued for the Property until the final plat is recorded. 5. This final plat approval shall expire one year from the date of this resolution if the final plat is not recorded within that time. The foregoing resolution was introduced by Council Member duly seconded by Council Member and The following voted in favor of the Resolution. The following voted against the Resolution: WHEREUPON the resolution is adopted. Passed and adopted this 16th day of]anuary, 2007. Stephanie Klinzing, Mayor ATTEST: Tina Allard, City Clerk EXHIBIT A Legal Description: EXHIBIT B Conditions: 1. Approval of Plat by City Engineer. I .jqtl 0., 2007 ':07pm (;:\C~ ~"oc"'t..\lOOlI-!ICI'-U\hO\""eqe,\1-4-0' Or...-'lV flfoilll<hf9 i(~~) " ~' g '7 5' , .. ~ ~5 ~ ; ~:: 5....~ '7' ~::3n ~~3 tI ~ ~~~ ;-Ijj: ~ j g~ ~~~~ ~ u f ~ ,1~~'.. ~ ,~ t./-O l- l,~~(~}:~n rHH*:~:~ ~ ;.....l ~ ~ ~.. 1,(.5 UP' 8.. < ~ '1 'L-m.. ~(1) l~/ _ ~ ~ \~ ~~ .if r"\ , , ~(tn j'~ .g & /t,. z~-< a ::+'-') ~ (D (J =:r =:s o ~ o CTQ ~ n (1) =:s f""'t- (D ~ o pj f""'t- (D o lo-ool. ~.8--~ ............. --'11'---- o -..l i L - I i I a; ~~ ...' ~ r,.. ~~.. "[,..89&,03 1!6. ~tm:m::~ v i. .. ~ \"' 't~::~.~, , ! '-. . , ,- = -~-... ,-,~,-.. " / --l![ ~~~ ~ .-----?" . ._~~. - ~ -- __ '0 '~7'" r- .'-"" '-I ~ ":e" -"-, '~ -~l:~?~ '6l .... 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(~) --~ l I ~ III I III r -n 'I ~~~ , ......, ,- '.....' " , , , " " , I . " ....).\ ('-<:\ \ 30 g '" Vi , (2.C. +fandcuf / li(p 10' kr I t-etY) 5.to I ,L \ \, C\~ \..A1'\\\e C \l? \ CITY OF ELK RIVER RESOLUTION NO. 07-_ A RESOLUTION AMENDING THE COMPREHENSIVE PLAN TO CHANGE THE LAND USE FROM COMMUNITY COMMERCIAL TO LIGHT INDUSTRIAL Case No. LU 07-01 WHEREAS, :M1nnesota Statutes, Chapter 462.355, Subdivision 2, prescribes the procedure for amending the Comprehensive Plan, and WHEREAS, the Planning Commission held a public hearing on Tuesday, January 9, 2007 and recommended approval regarding the Comprehensive Plan amendment request for the property generally described as: Exhibit A and, WHEREAS, thi City Council has reviewed the Comprehensive Plan amendment request and finds the following: 1. The proposed amendment would eliminate a situation where a parcel has a split land use designation. 2. The proposed amendment is appropriate for this site because the majority of the property has a land use designation of LI. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk River that the Land Use Plan be amended to change the property as described above from Community Commercial to Light Industrial. PASSED by the City Council of the City of Elk River this 16th day of]anuary, 2007. Stephanie A. Klinzing, Mayor ATTEST: Tina Allard, City Clerk ----I Exhibit A Outlot D, ELK PATH BUSINESS CENTER THIRD ADDITION, according to the recorded plat thereof, Sherburne County, Minnesota. r ~r \;\r:~e~ ~\-\-~ ORDINANCE 07 - CITY OF ELK RIVER AN ( RDINANCE AMENDING THE CITY OF ELK RIVER Z DNING MAP TO REZONE CERTAIN PROPERTY FROM HIGHWAY ( OMMERCIAL (C-3) TO BUSINESS PARK (BP) CASE NO. ZC 07- 02 The City Council of the City of Elk River does hereby ordain as follows: Section 1. The du y adopted Zoning Map of the City of Elk River is hereby amended to rezone the proper .es described as: Exhibit A Section 2. The rezoning i~ being approved based on the following findings: 1. The proposed BP ZOI ring is consistent with the proposed land use of Light Industrial. 2. The proposed zoni~ will eliminate a situation where a lot has split zoning. 3. The proposed BP zo ring is compatible with the zoning of the majority of the parcel. Section 3. That th s Ordinance shall take effect and be in full force from and after the date of its publication Passed and adopted this 16th day of January, 2007, by the City Council of the City of Elk River. ATIEST: Stephanie A. Klinzing, Mayor Tina Allard, City Clerk S:\PLANNING\Case Files\2007\ZC\ZC 0 -02 United Health\Ordinance.doc Exhibit A Outlot D, ELK PATH BUSINESS CENTER THIRD ADDITION, according to the recorded plat thereof, Sherburne County, Minnesota.