5.4.& 5.6. PCSR 01-09-2007
City of Elk River
REQUEST FOR PLANNING COMMISSION
ACTION
Agenda Section
Plannin Items
Item Description
United Health Group:
Conditional Use Permit (CU 07-04)
Land use Amendment (LU 07-01)
Zone Change (ZC 07-02)
Item Number
5.1-5.6
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.
The applicant will also be requesting an Administrative subdivision approval from the City Council,
platting the subject property.
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Attachments
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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
Plans dated November 22, 2006, including:
o Title 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)
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Case File: CU 07-04
Page 2
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Action Reauested
Staff is recommending the Planning Commission recommend approval with the conditions as outlined.
location: 15634 Edison St NW
Zoning:
Adjacent
Zoning:
Site Area:
Parking
Req'd:
BP / C3
N-C3
E-BP
S-BP
W -R3/ Rlc
land Use:
Adjacent
land Use:
N - Highway Business
E - Light Industrial
S - Light Industrial
W - Urban Residential
Light Industrial
20 acres
Required: 189 stalls
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, with
Subdivision Code - Yes
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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, currently under construction.
The property currently consists of two parcels Outlot D of Elk Path Business Center, and Outlot A
of Elk Path Business Center 2nd addition (Subject Property). A portion of Outlot A and all of
Outlot D will be consolidated into a new 20.7 acre parcel via an administrative subdivision, to be
reviewed by the City Council.
Land Use Amendment and Zoning Change
Outlot D is currently zoned C3 (Highway Commercial), and guided for 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). However, above
ground storage tanks are a conditional use, requiring additional review. It does not appear that the
proposed changes to the land use map and zoning map are solely to change the rules to suit a
particular use. The changed 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. Additionally, the
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Case File: CU 07-04
Page 3
change from Highway Commercial to BP appears to be a more appropriate land use, as the subject
parcel does not have superior Highway visibility and access.
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
screening walls will be approximately 16 feet in height, and will be of material matching the building.
The screen walls 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.
The combination of the screening wall and the distance from the road greatly reduces the visual
impact of the above ground tanks from the public arena. The screening wall also provides visual
benefit to the adjacent properties.
Parking and Circulation
The technology center is largely used as housing for telecommunications equipment. 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.
A paved drive will circle the building, providing adequate :fire fighting opportunities.
Landscaping
The large site will include multiple groupings of trees and plant material on the outside edge of the
internal drive. No berms are proposed, based on the grading plan. Staff supports the landscaping
plan as proposed.
Building
The building will be approximately 33 feet in height, 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 January2, 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:
1. Will not endanger, il!jure or detrimentallY ciffect the use and e,!jqyment of other propertY in the immediate
vicinity or the public health, scifety, 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.
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Case File: CU 07-04
Page 4
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 presendy established.
3. Will not impede the normal and orderlY development and improvement if sutTOunding vacant proper(y. This
use should not impact the orderly development of surrounding property.
4. Will be seroed adequatelY !?Jl and will not adverselY ciffect essential public facilities and seroices including
streets, police and fire protection, drainage, refuse disposal, water and sewer -!)lstems, parks and schools; and
will not, in particular, create traffic congestion or inteiference with traffic 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 currendy 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 if operation that will be
detrimental to. af!Y persons or proper(y because if excessive traffic, 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 if a natural, scenic or historic feature if mqjor importance.
There will not be any loss or damage of natural, scenic or historic features.
7. Will fullY complY with all other requirements if this Code, including af!Y applicable requirements and
standards for the issuance if a license or permit to establish and operate the proposed use in the ciry. 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
Three motions are required:
Comprehensive Plan Amendment: Staff recommends that the Planning Commission recommend
approval of a Comprehensive Plan Amendment to reguide the subject property from Highway
Commercial to Light Indurstrial
Zone Change: Staff recommends that the Planning Commission recommend approval of a Zone
Change to rezone the subject property from C3 to Light Industrial
Conditional Use PermitStaff recommends that 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 corner of Business Center Drive and Waco street with
the following conditions:
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Case File: CU 07-04
Page 5
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 Staffletter dated December 15th, 2006 be addressed
6. All comments outlined in City Engineer letter dated January 2, 2007 be addressed.
J ere amhart, AICP
Planning Manager
Planning Commission Action Motion by _
Second by _
Vote
Follow Up
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Case Number: CU 07-04 UHG
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Project Narrative
UnitedHealth Group Next Technology Center
Southeast Quadrant of Waco Street and Business Center Drive
Outlots A and Of 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
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Introduction
On behalf of UnitedHealth 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, sllbll)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.
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Project Narrative United Health Group Next Technologv Center
RLK Incorporated Project No. 2006-S01-M
November 27,2006
Page 1 of 5
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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.
GradingfUtilities/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 w~st 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 of the
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 10-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 with six 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 sub grade
for all bituminous and concrete pavement areas.
Project Narrative UnitedHealth Group Next Technology Center
RLK Incorporated Project No. 2006-501-M
November 27,2006
Page 2 of 5
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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 eqll;ipment
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 UnitedHealth Group Next Technology Center
RLK Incorporated Project No. 2006-501-M
November 27, 2006
Page 3 of 5
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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 orksheetlEnvironmentaI 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 ofthe development process, the Applicant is proposing to rezone the entire parcel to BP-Business
Park to allow for the development of a 1 89,000! 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 Out lots 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. 2006-501-M
November 27,2006
Page 4 of 5
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· Hydrology Calculations (dated November 27,2006, I copy)
· Architectural Exterior Elevations (Sheet A05-01 dated November 11,2006;4 - full-size sets,
· 1 - II x I 7)
· Floor Plan (Sheet A02-01, dated November 13,2006; 4 - full-size sets, I - II x 17)
· Architectural Images (Sheet A04-10, dated November 27,2006,4 full size sets, I - II 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, I - 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 II.., 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@rlkinc.com
kkisch@rlkinc.com
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Project Narrative UnitedHealth Gr()up Next Technology Center
RLK Incorporated Project No. 2006-S01-M
November 27, 2006
Page 5 of 5
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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:
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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
bne service line and water meter is permitted. The meter will be remote read but must
contain a by-pass loop for meter maintenance.
Engineering. 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.
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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.
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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.ron.us.
Sincerely,
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Jeremy Barnhart, AICP
Planning Manager
Cc: Eric Johnson, RLK, via email
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MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
Terry Maurer, City Engineer .~
DATE: january 2, 2007
FROM:
SUBJECT: UnitedHealth Group Technology Center
File #226-1 54P
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 preliminary 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
comers 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 l00-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 la-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
.
.
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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 183rd 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 \01 02 07 Engr's memo.doc
~~
.
DnitedHealth GrOUpe
UnitedHealth Group
9900 Bren Road East MNOOB-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 deDartment 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 n. 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: MuniciDal 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: Outdoorstoraf!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 finalized as part of the
architectural submission package.
.
.
.
Comment: The Planning Commission will consider your applications at their meeting on
January 9'h, 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 UnitedHea1th 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, UnitedHea1th 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
UnitedHea1th 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
.
.
.
.
~
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Engineerrng . Planning. Surveying. Landscape Architecture
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 Avenueffarget Data Center driveway (see exhibit). This
scenario would provide a minimum 0[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 . 611 0 Blue Circle Drive. Suite 100 . Minnetonka, MN 55343 . FAX (952) 933-1153
Equal Opportunity Employer
.
..
.
.
UnitedHealth Group Next Technology Center
List of Outdoor Storage Materials
.
Three 30,000 gallon underground fuel storage tanks
Eight (8) cooling towers
One (1) 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.
.
.
.
.
.
.
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