HomeMy WebLinkAbout12.B. Amendment to St. Francis Regional Medical Center-South Valley Health Campus PUD-Res. No. 6688
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CITY OF SHAKOPEE
Memorandum
CASE NO.: 07-056
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Julie Klima, Planner II
SUBJECT: Amendment to St. Francis Regional Medical Center-South Valley Health
Campus Planned Unit Development (PUD)
MEETING DATE: November 7,2007
DISCUSSION
St. Francis Regional Medical Center has submitted an application for PUD amendment.
Specifically, the applicant is requesting that waivers be approved that would allow the creation of
a parcel for the newly constructed medical office building (MOB). In addition, the applicant is
requesting additional monument signage along St. Francis A venue. Please review the attached
report to the Planning Commission for additional information.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission reviewed this request at its October 18, 2007 meeting. At that meeting,
the Planning Commission recommended that the waivers be approved but that the request for
additional signage be denied. A copy of the staff report to the Planning Commission is attached for
the Council's information. Resolution No. 6688 has been drafted for the Council's review and
consideration.
AL TERNATIVES
1. Approve Resolution No. 6688, approval of an amendment to allow the creation of an additional
parcel and denying a request for additional monument signage, subject to the conditions
presented.
2. Approve Resolution No. 6688, approval of an amendment to allow the creation of an additional
parcel and denying a request for additional monument signage, subject to revised conditions.
3. Deny the request for an amendment and direct stafrto prepare the appropriate resolution.
4. Table the request for additional information.
ACTION RE9UESTED
Offer a motion to approve Resolution No. 6688, approval of an amendment to allow the creation of
an additional parcel and denying a request for additional monument signage, subject to the
proposed conditions, as well as, the previous conditions ofP approval, and move its adoption.
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RESOLUTION NO. 6688
A RESOLUTION OF THE CITY OF SHAKOPEE, MINNESOTA, APPROVING AN
AMENDMENT TO THE PLANNED UNIT
DEVELOPMENT FOR SOUTH V ALLEY HEALTH CAMPUS TO ALLOW WAIVERS
FOR THE CREATION OF AN ADDITIONAL PARCEL AND DENYING A REQUEST
FOR ADDITIONAL MONUMENT SIGNAGE
WHEREAS, St. Francis Regional Medical Center, Frauenshuh, St. Gertrude's Health Care
Center, and Park Nicollet, applicants and owners of said property; have made application for an
amendment to the Planned Unit Development for South Valley Health Campus; and
WHEREAS, the property upon which the request is being made is legally described as
follows: Lots 1, 2, 3, 4 and 5, Block 1, St. Francis Regional Medical Campus, Scott County,
Minnesota; and
WHEREAS, on November 15, 1994, the City Council of the City of Shakopee did approve
Resolution No. 4120, approving the Preliminary and Final Development Plans for the South Valley
Health Campus; and
WHEREAS, the Planning Commission of the City of Shakopee did review the amendment
to the Planned Unit Development on October 18, 2007; and
WHEREAS, all required public notices regarding the public hearing for the Planned Unit
Development Amendment were duly sent and posted and all persons appearing at the hearing have
been given an opportunity to be heard thereon; and
WHEREAS, the City Council of the City of Shakopee did review the amendment to the
Planned Unit Development on November 7,2007.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF SHAKOPEE, MINNESOTA, AS FOLLOWS:
That the Planned Unit Development for South Valley Health Campus is hereby amended to allow:
1) the creation of a lot with zero setbacks;
2) the creation of a lot with no on-site parking requirements; and
3) waiving the requirement to plat the proposed lot for the Medical Office Building (MOB) be
approved subject to:
a) an executed copy of the parking agreement between the MOB and St. Francis Regional
Medical Center be provided to the City;
b) the deed creating the parcel for the MOB be recorded with Scott County prior to the
issuance of a Certificate of Occupancy.
NOW THEREFORE, BE IT FURTHER RESOLVED BY THE CITY COUNCIL
OF THE CITY OF SHAKOPEE AS FOLLOWS:
1) that the request for an additional monument sign on St. Francis A venue be denied.
Adopted in session of the City Council of the City of Shakopee, Minnesota,
held ton the _ day of , 2007.
Mayor of the City of Shakopee
ATTEST:
Judith S. Cox, City Clerk
PREPARED BY:
City of Shakopee
129 Holmes Street South
Shakopee, MN 55379
*1
CITY OF SHAKOPEE
Memorandum
TO: Shakopee Planning Commission
FROM: Julie Klima, Planner II
RE: Planned Unit Development (PUD) Amendment for St. Francis Regional
Medical Center
DATE: October 18, 2007
DISCUSSION
St. Francis Regional Medical Center has submitted an application for PUD amendment.
Please see Exhibit A for site location. The applicant is requesting that the PUD be
amended in 2 respects. The first request relates to the construction of a medical office
building within the campus and the second request is for additional monument signage
along St. Francis Avenue.
Medical Office Buildinf! Request
The PUD amendment is being requested in connection with the construction of a 60,000
square foot medical office building (MOB). The specific requests are that:
. The building setback requirements be waived;
. The on-site parking requirements be waived; and
. The requirement to plat the property be waived. This would allow the applicant to
prepare a deed for the property and record it with Scott County to create the parcel.
The land on which the MOB is being constructed is being leased to a tax-paying entity.
St. Francis Regional Medical Center is a non-tax paying entity. Therefore, in order for
the County to assign a property tax identification number, a separate parcel must be
created for the new MOB.
The underlying zoning district for the St. Francis Regional Medical Center is Office
Business (B2) Zone. The B2 zoning district requires building setbacks from property
lines of 30 feet in the front and rear yards and 20 feet on side yards. Therefore, the
applicant is requesting that these setback requirements be waived in order to create a
parcel ofland that closely mirrors the footprint of the MOB.
The applicant is also requesting that the requirements for providing on-site parking
facilities be waived. Ifthe MOB were being constructed outside of an approved PUD,
the MOB would be required to provide parking facilities on its own property. However,
since the MOB is part of the overall PUD for theSt.Francis Regional Medical Center,
the City has essentially by the prior PUD review and approvals granted the PUD the
ability to operate under a shared parking plan. As part of the building permit review for
the MOB, parking calculations were provided and verified to ensure that parking
requirements within the overall PUD are met.
.. .~
-~..,
Additional SignaJ!e Request
The applicant is also requesting that an additional monument sign be allowed to be placed
along the St. Francis Avenue frontage. City Code Section 11.70, Subd. 10 allows 1
monument sign per street frontage.
The St. Francis Regional Medical Center campus currently has 4 monuments signs (one
for each street frontage of the PUD), therefore maximizing the number of monument
signs currently allowed by City Code.
The applicant has indicated in its correspondence (Exhibit B) that the purpose of the
requested additional signage is to relieve congestion and provide clear direction to the
users of the medical campus. Staff recommends that the applicant review and calculate
the existing amount of directional and monument signage on the site in order to
determine the amount of signage that remains available under the requirements ofthe
City Code. An opportunity may exist to revise the signage plan for the campus in a
manner that would comply with the City Code signage regulations.
ALTERNATIVES
1. Recommend to the City Council the approval of a PUD amendment to allow the
creation of a parcel with zero setback and zero on-site parking requirements, as
well as waiving the requirement to plat the parcel for the Medical Office Building.
2. Recommend to the City Council the denial of a PUD amendment that would
allow the creation of a parcel with zero setback and zero on-site parking
requirements, as well as waiving the requirement to plat the parcel for the Medical
Office Building.
3. Recommend to the City Council the approval of a PUD amendment to allow an
additional monument sign along St. Francis Avenue.
4. Recommend to the City Council the denial of a PUD amendment to allow
additional monument signage along St. Francis Avenue.
5. Continue the public hearing or table the request for additional information from
staff and/or the applicant.
STAFF RECOMMENDATION
Staff recommends approval of the PUD amendment requests to allow:
1. a lot with zero setbacks;
2. no on-site parking requirements; and
3. waiving the requirement to plat the proposed lot for the MOB be approved subject
to:
1) an executed copy ofthe parking agreement between the MOB and St. Francis
Regional Medical Center be provided to the City;
2) the deed creating the parcel for the MOB be recorded with Scott County prior
to the issuance of a Certificate of Occupancy.
Staff further recommends that the request for an additional monument sign on St. Francis
A venue be denied.
-._,~... - ---~..-
"-
ACTION REQUESTED
Offer a motion to recommend to the City Council the approval of the PUD amendment
requests to allow:
1. a lot with zero setbacks;
2. no on-site parking requirements; and
3. waiving the requirement to plat the proposed lot for the MOB be approved
subj ect to:
1) an executed copy of the parking agreement between the MOB and St.
Francis Regional Medical Center be provided to the City;
2) the deed creating the parcel for the MOB be recorded with Scott County
prior to the issuance of a Certificate of Occupancy, and move its adoption.
Offer a motion to recommend to the City Council the denial of the request for additional
monument signage along St. Francis Avenue.
h:\boaa-pc\2007\lO-18\07056 pudamd st francis.doc
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Shakopee - Location Maps Page 1 of 1
AG
~ N _ Subject Property
.
' SHAKOPEE w' tiE ......"'. Shakopee Boundary
COMMUNITYPRIDESlNCE 1857 S c=J Zoning Boundary
D Parcel Boundary
Planned Unit Development
Amendment for St. Francis
Regional Medical Campus
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"_.' . http://gis.logis.orglshakopee/locationmap/map . asp ?title=Planned+ Unit+ Development+ A... 09/17/2007
FRAUENSHUH
HealthCare Real Estate Solutions
A National Resource for Physicians, Hospitals, and Health System Leaders
September 6, 2007
Mr. Michael Leek
Community Development Director
129 Holmes Street South
Shakopee,~ 55379
RE: St. Francis Regional Medical Center
Requested Lot Spilt
New 1601 Medical Office Building (MOB)
Dear Mr. Leek:
Thank you for meeting with me to review the process to obtain a lot split relative to the
development of our new MOB on the St. Francis Regional Medical Center Campus.
Attached you will find our application for an Amendment to the Planned Unit
Development for the 8t. Francis Regional Medical Center.
As you are aware we are currently under construction on a new, two story 60,000 square
foot MOB on the Campus to accommodate the need for additional medical office space.
The two major tenants in this building will be the Allina Medical Clinic and the 81.
Francis Orthopedic & Neuroscience Center. Some ofthe services that will be provided
include orthopedic care, neurological care, spine care, physical, occupational and sports
rehabilitation, pain management care, and prosthetics care and fitting. We are excited to
announce that the building will be opening around December 1, 2007.
Weare requesting an Amendment to the PUD to obtain a lot split for the property
immediately around the new MOB as legally described in the attached survey in order to
obtain a property tax identification number. We have entered into a 90 year Land Lease
for this property with St. Francis Regional Medical Center for the development of the
new MOB. As we have discussed, St. Francis Regional Medical Center is a non-tax
paying entity. The ownership entity of the new MOB is a tax-paying entity. The County
Assessor's office has informed us that the only way they can assign a property tax
identification number to this property is to have the property split into a separate lot.
Obtaining a lot split is also a requirement of our lender.
Please note, this request is consistent with the St. Francis Medical Campus, as separate
lots have previously been created for our existing MOB, Lot 3, Park Nicollet Medical
Center, Lot 2 and 81. Gertrude's Health & Rehabilitation Center, Lot 5. Attached with
our application you will find consent letters from each member ofthe Campus supporting
Qur request for this lot split. ._"'"",
17 f IIPU ~ 1 " ... r If r l-t~1f 1J""'" ~~~A
7101 West 78th Street, Suite 100 III Minneapolis, Minnesota 55439 II!. Telephone: 952.829.3480 II FrauenshuhHealthcare.com
Bz,
September 6, 2007
Page 2
Finally, we are requesting an amendment to condition number three of Resolution
Number 6076 of the PUD, to allow for a monument sign on the south entrance of
building at 1601 St Francis Avenue. The current condition limits one (1) monument sign
per street frontage. Weare requesting two (2) monument signs on S1. Francis Avenue.
The existing monument sign serves as signage for the main entrance of the hospital
campus. For patient convenience, we have added another entrance off S1. Francis
Avenue to directly serve the new and existing MOB's. Therefore, to relieve congestion
at the main hospital entrance and to provide clear direction to all parties intending to go
directly to the MOB's we believe this new monument sign is necessary. We have
attached a proposed location and drawing of the monument sign for your review.
Please contact me directly with any questions or comments and thank you for your
consideration with this matter.
Sincerely,
J Sullivan
ice President Construction and Development
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DESCRIPTION OF PROPnliTY SlRVEYI"Il II I
(Par Commercial PQf1nsrs TItle, u.c, a$ agefit for Chloogo TlUe IIlSlUQtlce CompCl1l)'. COmmitment for Title
Insurance FlIe No. 27750 Third SuppJementol, effective date Oetober 31, 2006)
That IXlrt of L.ot 4, Block I, Sf. fRANQS IilE01CAL CAIofPUS, QlXordIng to the recorded plot thereof, Scott County, VICINITY MAP
"'i1n_tQ, described 0$ commellcin'll at the SouthO<lSt corner of sold Lot 4: thence tiorth 2 degrees 41 minutes
06 seconds Weat. OSSI.lmed bearing. oloog the ECl!It line of said Lot 4. 0 clIstooce of 242.4<{. f~et to \h" point of r
r~!24~~e~f ::n:'~~~~ ~C;:~~ih=t,:wc: :~~sf2o ':f~e:e 5:f ~7~dfe~tS~h:n:ts~~lli 0~7 tmTES:..
dew- 22 mlnutea 52 sec:cMld.. Weat Q dlstoo~e of 83.29 fe<lt thetlc;" North 2 d~ 31 minutes 08 soeonds 17.) Zonirlg and setback lnfotmCltlon 0" prolll<:led by the PlannIng Oepar\rnent of \he city of Shakopee:
We$t Cl dl..tQtlCll of 47.38 feet; thllTJCO South 67 de9'lln 22 mlnutea 52 S<llconda West Q di,tonC(! of 70.32 feet;
thence Nortl\ 2 dll<}reu 37 mlnutcs 08 Sl!COf\9 Wost (I distance of 137.97 feet; th~c. SQ\lth 57 dllgroes 22 The subject propwty Is zoned 62 PUt> (Office with PI<;If\ned lk1.1t Dewloprnent O....r1Qy).
minutes 52 uconds Weat (I distonce of 13,& feet to Q Northerly 11111) of "aId Lot 4; thence North 2 d~resa 41 \
mi.ozuta 06 "econQ Weat, along ~Id Northerly line of L.ot 4, 0 distcmce of 21,26 feet: th~cct North 87 degrees The setbacks for zone at PUO (Office With Planned Lhlt Oevelcpmllnt Overlay) ore boaed on NO SC1.LE
22 minutes 52 sllCands Eost a distance of 35,aa feet: thence South 2 degrees :57 minute:s OS sec:Ol'lds East Q CIty apprc~d ~to plon.. Plellse contact the CIty of Shokop~ for specific setbock 1att1 AV(. W ~
~:;~~~ ~f ~~~2~ fe~~:e~:o~d:.e:~lesm~t::rruc:~~~n~~t ~~ga '3~~tc:c: ~~e3~~'~~tf~t ot~I:~~~ee requlrMlent!l, In! ,,- . \'t..... r, ~
of 1;!I.J5 feet to t/1& point of be\jil'lnlng, l5,} Parking :rtrrpn 4f'e Q/(Tentlytmder CMsliuc.tlon. ~ &~
~ 19,) Survey eoordtnote bosla: As$umed, ~ 0 1__.., ::::..-
I.) lCGotlDn ond sins of undargrQund utnlties shown here"" ore opproximote only and ore shown baaed on field SurYey bearing bosls: The plot of St. rnmc!s MedlC(ll Campus. 17' ;......:...........
locatIon of ~lble fidursa in eombk><:;Itlon with oYORoble dgtQ pl'Clvrded by varlou" :fO<if':"S. utnltie'l' shown . r 1 h 11\ r ~.!-J:;-"
ore depetldetlt Of! the ~etellll'a and OCQ./IllCY of doto prO'ollded_ Other underground utilities of which we 20,' Proposed buMdlflg ar<a pork/r!<J lotlt ore per sit.. phm PTo~d.-d by 6WB~ Architects, I <': ~ . -=
ore unow<lre may ellls\. enfy 011 utllltlll!l aitlcel to construction or design. do~ed June 6, 2006, Denotes View Easement per Exhibit L In I .)( 1 J I .
2.) =:~(itJpHER STATE ONE CAU. ot 651-454-0002 for preclse onslte 10000Uon of utnlUes flrlOl' to Qf'ty ~:~~~t~~ of Easements, CovMonls and ! :; ~ ,-, n m
.,.,} Commll!rCl~ PCl"tnent Tlt/e, LLC, Q:J Qllent fQt' ChjepgCl Title lnt\lronce Compony, Commitment for TItle Inllllronce ~ ~ h 1.1 ::t
f'ie No. 2nSO ThIrU SUpplementQl, effeetlY'll date OCtober 31, 2006, wos relied upon 1I11 to mcrtter$ of record, .. r ~ Ttlr.1 -~. RD NCI. t7
4.) Property 18 sub}ocl to termll ond CQtIditicn:, of PJOIIIled Unit Development Agrefltoent doted Febl1Jory 14. 1995, ~ U ) r 'l.. _~:c---<. t
lIIal! March 3, 1995, as Doc. No. 349600. I~ M
5.) Property fa IlJbJect to tlfmfS ar<<I COIIditlon:r of D'twlgper'~ Agreement doted Februory 14. 1995, filed Marth 3, }_ -\-:: L-+
1995, os Ooc. No, 34$02-
._) P"p.rt, l. ",bjo.t t. "'"" ~d c,"~_ of A'''~M' d..", Fob",..,. 1<.1995. flI.d ",,," >. '995. .. ~ I
O~ No. 349603, I hereby certify thot this survey, ~l<ln, or report was
prepored by me or under my direct SUf)ervision and
7,) Property fa subject to terms dIld oolfdit/ans Df end easements contolne4 In Operation Qnd Easement that I am 0 duly licensed Land Surveyor under the
AgreemMt doted Februory 14, 1995. filed March 3, 1995. as Doc, No, 349607, amenl!ed by FIrst Supplement luws of the State at Mme$Cto. Remow utalties, some parlc~ spQces, cerl. TLS a/28/2007 \
~~9~O:~~:c.M~~~.k~1,u~n~=: ~enE::~~~~=~n~~~: =~e~i~ 1~50p:'~::b:rY 29, Doted thl$ 2ath dQ)' of August. 2007 ., Remove trees, tOIlS &: Inverts TtS 8/3/2007,
EOlIelTlMt AgreeMellt. SUNDE LAND SURVEYJNG LlC. Add eosementl! 11.5 1/15/2001 .--~,
8.) ~~~y i:ldSUebJ:;~~t S:~t"'~:~nc~rV":=:d~f coDle ccmmlJJlleottons ond other sernces per DO(:, No, By. . :~:: ~:. -:: Surve ~ ~~::::/ '
9.) ~~~~~~ I~C:b~t ~t;7~~$ and cOIldltlon$ of Re$oiutfon No. 49~7 doted July 21, 1996, filed October 9, Mark S, H(Jt1$OO, P.l.S, Minn. LIe.. No. J5"1-80 Add proposed land leose premises TL.S a/I/2006 r
Add boundary, pr osed buDding &: arklng ns 7/13/2006 ,
10.) Property Is sutrftct to t_:J end cl)fldJtJ~ of Reaolutl<;1n No, 5601 dot~ Octob... HI, 2001, filed Oetob~ 25, ~~~ : ~ ~ 0rmI -'
~ 2001, os 00<::.. No. A5235.2.8. l ~ S '
f f1,) POlperty'- subpcl 10 WTn:J Gncl c.QndftJon, ot Re,olutlon No. 6076 doted July 6, 2004, flied July 28, 2004, ~ nu.. ~ ~I
J os Ooc. No. A8f1!5960, SURVEY FOR: V V
i 12.} r~~~, ':s~~~~t t~r:j;5:90~ndltlons ot Wotorm<lln Eosem'llnt Agreement doted Jyly 17. 1996. flied July FRAUENSHUH COMPANIES ___
::, IJ,) The BubJect property Itee within Zone c. (oreQ of minimal flooding), per the Notlonol FlCI<)d ln8l.ironce Program, 87: FRANCIS REGIONAL MEDICAL CENTER __ \.
j Flood ln8l.ironce Rate Mop No, 2704340005 C. dated September 29, 1978. JJSF17t..1'D1E" IIlgln OMI:<< --,
14.) Area '" ~9,613 Sq, Ft. 01' 1,14 Ac. 1JJ..,."j r.Ij VClOI=':"~9=:=sL~~11'
9S2.-8lI1-245:l (rClC: 952-I18&-iSU)
f 15,) Adjololng ownerWl~ i1formotlotl shollTT her&Ol1 lI'QS obtained ITem the Scott County Property Tax Information ~~G ~ p~~~~:t. ~
we,b$lte. OWnenhlp Information Ie 8l.ibJect to revllllCH1 upon receipt of a title sllarch by 0 title Insuronce N 7&4-lD4$
company. Z"..,.,~~:'-A,u ::~~:/OI Dot<<:7
.. 16,} :~=~~te~:e~t~, per 0-. No. 375690 oppe<lra to 110 In ..-rot, Sold oosoment b shoWl'l hereon In lbl 17~2006096Atu._ Sh"t: 1 of 2 \..