HomeMy WebLinkAbout07-165 - ADMIN Resolution - City Council - 2007/12/17RESOLUTION NO. 07-165
Amends and Restates Resolution Nos. 03-174 and 07-083
RESOLUTION AMENDING AND RESTATING RESOLUTION NOS. 03-
174 AND 07-083 ADOPTED ON NOVEMBER 17, 2003, AND AUGUST 6,
2007, RESPECTIVELY AND APPROVING A MINOR AMENDMENT TO
A FINAL PLANNED UNIT DEVELOPMENT UNDER SECTION 36-367
OF THE ST. LOUIS PARK ORDINANCE CODE RELATING TO
ZONING TO ALLOW RELOCATION OF A HELISTOP FOR
PROPERTY ZONED R -C MULTI -FAMILY RESIDENTIAL LOCATED
AT 6500 EXCELSIOR BOULEVARD
METHODIST HOSPITAL
WHEREAS, Park Nicollet Health Services has made application to the City Council for
a Minor Amendment to a Final Planned Unit Development (Final PUD) under Section 36-367 of
the St. Louis Park Ordinance code to allow relocation of the helistop at 6500 Excelsior
Boulevard within a R -C Multi -Family Residential Zoning District having the following legal
description:
Par 1: That part of the Northeast Quarter of the Northeast Quarter of Section 20,
Township 117, Range 21, described as follows:
Commencing at the Southeast comer of said Northeast Quarter of Northeast Quarter,
thence North to a point 90 feet South of the South line of Calhoun Street, thence West
parallel with the South line of Calhoun Street and the same extended, to a point 111 feet
West of the East line of Section 20, the actual point of beginning of the land to be
described; thence continuing West on said parallel line to the West line of Mount St.,
extended; thence North along said line and the West line of Mound St. 202.5 feet; thence
West parallel with the extension of the South line of Calhoun St., 644.9 feet to the
Southeasterly line of right of way of the Chicago, Milwaukee and St. Paul Railway Co.;
thence Southwesterly along said right of way line to the West line of the Northeast
Quarter of the Northeast Quarter of said Section; thence South to the Southwest Corner of
the Northeast Quarter of the Northeast Quarter; thence East along the South line of said
Northeast Quarter of Northeast Quarter of said Section to the point of intersection with a
line running parallel with the East line of said Section from the actual point of beginning;
thence North along said parallel line to the actual point of beginning.
Par 2: The Southeast Quarter of the Northeast Quarter that part of the North 1/2 of the
Southeast Quarter which lies North of the center line of Excelsior Boulevard, Section 20,
Township 117, Range 21 excepting there from that part which hes East of a line
described as follows:
Commencing at a point on the East line of said Section 90 feet South of the South line of
Calhoun Street; thence West parallel with the South line of Calhoun Street and the same
extended to a point 111 feet West of the East line of said Section the actual point of
beginning of the line to be described; thence South parallel with the East line of Section
20 to the center line of Excelsior Boulevard and except that part lying Southerly and
Westerly of a line drawn from a point in the West line of the Southeast Quarter of the
Northeast Quarter distant 425 feet South of the Northwest corner thereof to a point in the
South line of said Southeast Quarter of the Northeast Quarter distant 480 feet West of the
Southeast corner thereof; thence along said line projected Southeasterly to the
Resolution No. 07-165 -2-
intersection with a line drawn 411 feet West of, measured at a right angle to and parallel
with the East line of the North 1/2 of the Southeast Quarter; thence South along last said
parallel line to the center line of Excelsior Boulevard and there terminating.
Subject to a power line easement over a strip of land 35 feet in width as set forth in the
record, Book 1045 of Deeds, page 41, the center line of which strip was described as
follows, to wit: Beginning at a point 17 1/2 feet West of the Southeast corner of said
Section 20, thence North parallel to East section line and equidistant therefrom to the
South line of Excelsior Boulevard sometimes called Hopkins Road; thence Northwesterly
to a point on the North line of said Excelsior Boulevard 128 1/2 feet West of said East
section line; thence North and parallel to said section line to a point 128 1/2 feet West of
said Section line and 14 feet South of the South line of said Lot 14, Block 78, in the
Village of St. Louis Park all as shown by plat on file herein of which a certified copy
shall be filed with the Registrar of Titles.
WHEREAS, the City Council considered the information related to Planning Case Nos.
07 -25 -PUD, 03 -44 -PUD, and 03 -61 -VAR and the effect of the proposed building addition and
parking structure on the health, safety, and welfare of the occupants of the surrounding lands,
existing and anticipated traffic conditions, the effect on values of properties in the surrounding
area and the effect of the use on the Comprehensive Plan; and compliance with the intent of the
Zoning Ordinance; and
WHEREAS, a Final Planned Unit Development (Final PUD) with variances from sign
requirements was approved regarding the subject property pursuant to Resolution No. 03-174 of
the St. Louis Park City Council dated November 17, 2003 which contained conditions applicable
to said property; and
WHEREAS, the City Council considered the information related to Planning Case No.
07 -25 -PUD and the effect of the proposed building addition and parking structure on the health,
safety, and welfare of the occupants of the surrounding lands, existing and anticipated traffic
conditions, the effect on values of properties in the surrounding area and the effect of the use on
the Comprehensive Plan; and compliance with the intent of the Zoning Ordinance; and
WHEREAS, the St. Louis Park City Council approved a Major Amendment to a Final
PUD pursuant to Resolution No. 07-083 dated August 6, 2007 to allow a 77,000 square foot
Cancer Center building addition and five -level parking structure which contained conditions
applicable to said property; and
WHEREAS, due to changed circumstances, amendments to those conditions are now
necessary, requiring the amendment of that Final PUD; and
WHEREAS, it is the intent of this resolution to continue and restate the conditions of
Resolution Nos. 03-174 and 07-083, to add the amendments now required; and to consolidate all
conditions applicable to the subject property in this resolution; and
WHEREAS, the contents of Planning Case Files 07 -54 -PUD are hereby entered into and
made part of the public record of decision for this case.
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Resolution No. 07-165 -3-
CONCLUSION
NOW THEREFORE BE IT RESOLVED that Resolution Nos. 03-174 and 07-083 are
hereby restated and amended by this resolution which continues and amends a Final Planned
Unit Development to the subject property for relocating the helistop to the rooftop of the west
tower at the location described above based on the following conditions:
A. Variance from sign ordinance requirements to allow additional sign area, permit
the exemption of on-site private directional signs in excess of 4 square feet, a 1 -
foot sign setback, and two signs per street frontage is approved based on the
following findings:
1. The special conditions applying to the structure or land in question are
peculiar to such property or immediately adjoining property and no not
apply generally to other land or structure in the district in which such land
is located.
2. The granting of the variance is necessary for the preservation and
enjoyment of a substantial property right.
3. The granting of the variance will not be detrimental to the public health,
safety and welfare or injurious to other property in the territory in which
property is situated, or be contrary to the intent of the Comprehensive
Plan.
4. The granting of the variance is necessary to correct inequities resulting
from an extreme physical hardship such as topography.
5. The granting of the variance will not impair an adequate supply of light
and air to the adjacent property, unreasonable increase the congestion in
the public streets, increase danger of fire, or endanger the public safety.
B. The sign variances are granted based upon the findings set forth above and subject
to the following conditions:
1. Illuminated signage, excluding emergency signs, shall be prohibited on the on the
east elevation of the ramp and of the hospital.
2. The variance excludes a 208 square foot wall sign on the east elevation and
reduces a 157.5 wall sign on the east elevation to a maximum of 60 square feet.
3. The variances approve a maximum of 1500 square feet of total sign area, two wall
signs 376 square foot each, and a maximum of 304.5 square feet for monument
identification signs.
C. The site shall be developed, used and maintained in accordance with the following
Official Exhibits, which shall be amended prior to signing to meet the conditions of Final
PUD approval:
Exhibit A — General Development Plan
Exhibit B — Existing Site Conditions (C1.1 & C1.2)
Exhibit C — Demolition Plan (C1.3)
Exhibit D — Phase I Site Plan (C2.1)
Exhibit E — Site Plan (C2.2 & C2.3)
Exhibit F — Grading & Erosion Control Plan (C3.1 & C3.2)
Exhibit G — Utility Plan (C4.1)
Exhibit H — Site Lighting Plan (E2.1)
Exhibit I — Tree Removal Plan (L1.1)
Exhibit J — Landscape Plan (L2.1 & L2.2)
Resolution No. 07-165 -4-
Exhibit K — Exterior Elevations (A301, A302, A301P, A302 & Colored Renderings)
Exhibit L — Sign Plan
Exhibit M — Cross Sections (XXX)
D. Final PUD approval and development is contingent upon developer meeting all
conditions of final approval including all Minnehaha Creek Watershed District and
Hennepin County requirements.
E. Prior to any site work, the developer shall meet the following requirements:
1. A copy of the Watershed District permit shall be forwarded to the City.
2. Any other necessary permits from other agencies shall be obtained (i.e. Hennepin
County).
3. Sign assent form and Final PUD official exhibits, as revised to eliminate valet
parking stalls and meet all condition of Final PUD approval.
4. Obtain the required demolition permit, erosion control permits, utility permits and
other permits required by the City, which may impose additional conditions.
5. A development agreement shall be executed between the developer and the City,
which covers at a minimum, sidewalk construction and maintenance, repair and
cleaning of public streets, construction conditions, off site infrastructure
improvements and cost share formulas, off-site parking, and criteria for
administrative amendments to the PUD. The Mayor and City Manager are
authorized to execute this agreement.
6. Submit financial security in the form of cash escrow or letter of credit in the
amount of 125% of the costs of sidewalk installation and repair/cleaning of public
streets, and tree replacement.
7. Reimbursement of City attorney's fees in drafting/reviewing such documents.
8. Tree protection fencing must be installed and maintained throughout construction.
9. A parking agreement must be recorded prohibiting the applicant assigning their
parking lease to another entity.
F. Prior to issuance of any building permits, which may impose additional requirements, the
developer shall comply with the following:
1. Meet any Fire Department emergency access requirements for during
construction.
2. Building materials samples/colors shall be submitted to and approved by City.
3. An irrigation plan meeting the ordinance regulations shall be submitted to and
approved by the Zoning Administrator.
4. Revised ramp elevations showing a 5 -foot architectural (brick) wall on the east
side or an equivalent alternative, and additional brick on the west side in keeping
with other elevations and elimination of cable per Chief Building Official shall be
submitted and approved by the Zoning Administrator.
G. A PUD ordinance modification to allow the existing hospital building to be 8 stories
rather than the required 6 as shown on the signed official exhibits is contingent upon final
PUD approval.
H. A PUD ordinance modification to allow the 6 story/74 foot (elevation 974 feet) tall Heart
& Vascular Center to include 18 foot tall penthouse for mechanical equipment (total
building and penthouse height of 92 feet, elevation of 992 feet 1 Y2 inches) is contingent
upon final PUD approval and approval of exterior materials.
Resolution No. 07-165 -5-
Methodist's campus design should generally adhere to the principles set forth in the
November 10, 2003 design plan document.
J. The developer shall comply with the following conditions during construction:
1. All City noise ordinances shall be complied with, including that there be no
construction activity between the hours of 10 p.m. and 7 a.m. on weekdays and 10
p.m. and 9 a.m. on weekends and holidays.
2. Loud equipment shall be kept as far as possible from residences at all times.
3. The site shall be kept free of dust and debris that could blow onto neighboring
properties.
4. Public streets shall be maintained free of dirt and shall be cleaned as necessary.
5. The developer or owner shall provide temporary sidewalks as needed during
construction to meet Public Works Department and Metro Transit's requirements
and the Excelsior Blvd access and north -south roadway shall remain open as
needed to provide adequate transit service.
6. The Zoning Administrator may impose additional conditions if it becomes
necessary in order to mitigate the impact of construction on surrounding
properties.
K. The usable floor area of the Heart & Vascular Center is limited to no more than 6 stories
(192,950sq. ft) as shown on the official exhibits. The 13,500 sq. ft. penthouse may only
be used to store mechanical equipment.
L. The parking ramp may have no more than 500 parking spaces and four levels, two above
ground level with a maximum elevation of 925 feet 4 inches (or 23.42 feet) including a
42 inch safety rail. A 3 foot high parapet screen wall is permitted on top of safety rail
and is required along the north, south and east elevation of the ramp.
M. The applicant shall require delivery vehicles to use Louisiana Avenue entrance as the
"official" delivery truck/service entrance.
N. Hennepin County shall approve the final design of the Excelsior Blvd entrance and all
necessary permits must be obtained. Emergency Vehicle Preemption (EVP) devices shall
be installed on the signal upgrades if feasible.
O. Within six four -years from Final PUD approval "the lights in the north parking lot will be
updated to eliminate direct illumination and glare onto residential properties per City
Ordinance.
P All nonconformities, including parking lot design and bufferyards, will be brought into
compliance with any future expansion of occupiable floor area or any future
reconstruction of the Orange parking lot or a new Orange ramp to the extent reasonable
and possible as determined by the City via the PUD amendment process.
Prior to the installation of any signs, including temporary signs or new sign faces, the
applicant shall obtain sign permits. Illuminated signage, excluding emergency signs,
shall be prohibited on the ramp and above the second level of the east elevation of the
hospital.
Q.
R. The developer or owner shall pay an administrative fee of $750 per violation of any
condition of this approval.
Resolution No. 07-165 -6-
S. Phase II is approved in general concept only and is required to obtain future Preliminary
and Final PUD approval.
T. The development agreement shall include provisions relating to the cost share formula
between the applicant and City regarding various off-site infrastructure improvements.
The cost share allocation shall be pursuant to a memo from SRF Consulting dated
7/20/03 and revised on 10/02/03 on file at City Hall. The development agreement shall
contain a provision allowing for the applicant's share of the off-site improvements to be
specially assessed
U. The Planned Unit Development shall be amended on August 4, 2007 to incorporate all of
the preceding conditions and add the following conditions related to the Cancer Center
addition and five -level parking ramp:
1. The approval is contingent upon the Federal Emergency Management Agency
approval of the Letter of Map Revision amending (lowering) the base flood
elevation to 889.9.
2. The approval is contingent upon the City of St. Louis Park amending its zoning
ordinance to adopt the base flood elevation of 889.9 approved by FEMA.
3. The applicant shall submit a proof -of -parking plan for the Methodist Hospital
Campus providing the remaining 145 bicycle parking stalls required by City
Code. -
4. The site shall be developed, used and maintained in accordance with the
following Official Exhibits:
a. General Development Plan (Sheet 106)
b. Existing Site Conditions (Sheet 200.C10)
c. Demolition Plan (Sheet 200.C11)
d. Site Plan (Sheet 200.C21)
e. Grading & Erosion Control Plan (Sheet 200.C31)
f. Utility Plan (Sheet 200.C41)
g. Landscape Plan (Sheets 200.L21, 200.L21A, 200.L21B, 200.L21C,
200.L71)
h. Site Lighting Plan (Sheets E.1, E.2, E.3, E.4, E.5, E.6, E.7, E.8, E.9)
i. Exterior Elevations (Sheets 510, 511, 512, 513)
5. Prior to any site work, the applicant shall meet the following requirements:
a. Applicant and owner must sign Assent Form and Official Exhibits.
b. The applicant shall provide a copy of the Minnehaha Creek Watershed
District permit to the City of St. Louis Park.
c. Any other necessary permits from other agencies shall be obtained (i.e.
Hennepin County, Minnesota Pollution Control Agency, Minnesota
Department of Natural Resources, etc.).
d. Obtain the required Erosion Control, Right-of-way, Utility and other
permits required by the City, which may impose additional conditions.
e. A development agreement shall be executed between the applicant and the
City of St. Louis Park, which addresses, at a minimum, traffic signal
installation at Oxford Street and Louisiana Avenue, repair and cleaning of
public streets, criteria for administrative amendments to the PUD.
f. A preconstruction conference shall be held with the appropriate
development, construction, city and other agency representatives.
Resolution No. 07-165 -7-
g. A staging plan for demolition and construction shall be filed with the City.
h. The applicant shall reimburse the City for City attorney fees in preparing
and reviewing the PUD development agreement.
i. The applicant shall submit a financial guarantee in the form of cash
escrow or letter of credit in the amount of 125% of the costs of public
infrastructure, exterior lighting, surface parking and driveways, and
landscaping improvements.
6. Prior to the issuance of any building permits, the applicant shall meet the
following conditions:
a. Submit building materials and samples to the City of St. Louis Park for
review and approval.
b. A Development Contract shall be signed and financial guarantees shall be
in place.
c. Any future modifications to sign plan may be approved administratively
with a sign permit, provided the total sign area is not increased (excluding
directional signage) and no new variances are required.
7. The developer shall comply with the following conditions during construction:
a. All City noise ordinances shall be complied with, including that there be
no construction activity between the hours of 10 p.m. and 7 a.m.
weekdays, and 10 p.m. and 9 a.m. on weekends and holidays.
b. Loud equipment shall be kept as far as possible from residences at all
times.
c. The site shall be kept free of dust and debris that could blow onto
neighboring properties.
d. Public streets shall be maintained free of dirt and shall be cleaned as
necessary.
e. The Zoning Administrator may impose additional conditions if it becomes
necessary in order to mitigate the impact of construction on surrounding
properties.
8. The project shall be constructed in accordance with the official exhibits.
9. All nonconformities, including parking lot design, lighting, landscaping and
screening will he brought into compliance prior to issuance of the Final
Certificate of Occupancy for the Cancer Center building addition.
10. Approval of a Building Permit, which may impose additional requirements.
V. The Planned Unit Development shall be amended on December 17, 2007 to incorporate
all of the preceding conditions and add the following conditions for relocating the
helistop to the rooftop of the west tower:
1. The site shall be developed, used and maintained in accordance with the
following Official Exhibits:
a. General Development Plan
b. Helistop General Arrangement (Sheet H-1)
c. Helistop Electrical Arrangement (Sheet E-1)
d. Exterior Elevation
2. Prior to the issuance of building permits the applicant and owner must sign the
Assent Form and Official Exhibits.
Resolution No. 07-165 -8-
3. The developer shall comply with the following conditions during construction:
a. All City noise ordinances shall be complied with, including that there be
no construction activity between the hours of 10 p.m. and 7 a.m.
weekdays, and 10 p.m. and 9 a.m. on weekends and holidays.
b. The site shall be kept free of dust and debris that could blow onto
neighboring properties.
c. The Zoning Administrator may impose additional conditions if it becomes
necessary in order to mitigate the impact of construction on surrounding
properties.
r Administration
.e4,1 >Vbitte7E-
City Clerk
Adopt9d the City Council December 17, 2007
Mayo