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HomeMy WebLinkAboutResolution No. 153-05 '' ,; T � f: -f 4 f t }_ • sg l3 i# '3 m �}S i`-�S.o ' t 3 t ay'.," �,}a,_}}''��'} 'Yy DK t w:}:.. ..-..e.� .. F ...+-..-.�.-...:..._ ,...+e.-r.-.rr.+a: w. 'a.'rz+�+:..w,•-w_ .:w-n+i.v^.,. :���-.e::ma ' i T • RESOLUTION 4 WHEREAS, Tiburon Construction applied for a Type III, Phase Il, Restricted Development Conditional Use Permit #05-09 to permit the construction of mini-storage warehouses within the M-2 (Industrial) zoning district. The property is located along the east side of Valleyhigh Drive N.W., north of Instrumental Drive N.W., and west of IBM; and, WHEREAS, since an exterior mini-storage facility is not a permitted use in this zoning district, the Applicant has proposed the development by way of the restricted development provisions; and, WHEREAS, R.C.O. §62.700 recognizes that certain land uses which are generally not allowed within a given zoning district can, if regulated, "serve both the public interest and allow a more equitable balancing of private interests than that achieved by strict adherence to standard zoning regulations;" and, WHEREAS, this application requires a two-step review process consisting of a preliminary plan and a final plan. The preliminary plan phase follows the Type III, Phase II procedure with a hearing before the Planning Commission and a hearing before the Council. The Applicant is requesting the waiver of the final plan review; and, WHEREAS, R.C.O. § 62.708 (Criteria for Type III Developments) provides the relevant criteria for the review of this application; and, WHEREAS, the Planning Department applied the criteria found at Section 62.708 to this application and prepared the following findings of fact: 1) Preliminary Development Plan Criteria: a) Capacity of Public Facilities: Prior to final plan approval, the owner must execute a City Owner Contract with the City of Rochester for the installation of public water main. In addition, to final plan approval, dedication of utility easements and a public access easement is required. Final water main construction plans with profiles must be prepared by a civil engineer and approved by RPU — Water Division, conforming to standard City of Rochester requirements. b) Geologic Hazards: This site is .not known to contain any of the listed geologic hazards. c) Natural Features: The proposed plan indicates that the existing 1 • landscape area along the perimeter of the site will remain. There are existing pine trees along the southern portion of the property that will not be disturbed. d) Residential Traffic Impact: (1) This property will have access from a Collector road which is intended to carry higher volumes of traffic. (2) This proposal is not expected to generate frequent truck traffic on local residential streets. (3) This development will not create additional traffic during evening and nighttime hours on local residential streets. Access to this property is from a Collector road. e) Traffic Generation Impact: The proposed use is not expected to generate any significant volume of additional traffic generation. The site is accessed from Valleyhigh Drive NW, which is classified as a "Collector" and is intended to carry higher volumes of traffic. An Olmsted County Highway Access Permit is required for relocation of the existing driveway. • f) Height Impacts: (1) The proposed structures will be 14' feet in height. The adjacent properties are non-residential. The proposal will not adversely affect height impacts. (2) The adjacent properties are non-residential. Subject to the underlying M-1 (Mixed Commercial-Industrial) district, the maximum height allowance for a building is 50. The structures are proposed at 14 feet. g) Setbacks: The setbacks proposed for the front, rear and sideyards are consistent with the minimum setbacks for buildings within the M-1 district. h) Internal Site Design: The proposed development is served by one entrance that is 28' in width and access to the storage units is 32' wide drive isle with a bituminous surface. The plan indicates four parking spaces being provided, which meets the requirements for a mini-storage facility. 2 • i Screeningand Buffering: According to the zoning 9 g 9 standards applicable to uses within the M-1 district) a minimum of 8% of area must be landscaped. The applicant meets the landscaping requirements, providing 15,875 square feet of green space area. j) Ordinance Requirements: Applying requirements in the M-1 (Mixed Commercial-Industrial) zoning district, the setbacks, exterior lighting, sign regulations and landscaping requirements appear to be consistent with said requirements. k) General Compatibility: This development is proposed on land that is zoned M-2 (Industrial) and the proposed use is appropriate for commercial and industrial uses; and, WHEREAS, on March 23, 2005, the Rochester Planning and Zoning Commission held a public hearing on this restricted development conditional use permit, reviewed the application according to the requirements of Section 62.708, adopted the Planning Department's recommended findings of fact and recommended approval of the application subject to the following conditions: • 1. Prior to Council action, the applicant shall submit a final site plan providing: A. Dedication of 60 feet of right-of-way (measured from the centerline) for Valleyhigh Drive NW. The revised plan shall include a legal description, including the additional right-of-way and submitted to Rochester Public Works for the preparation of the dedication easement documentation. B. Dedication of a public access and drainage easement over the proposed private rate reduction pond. C. A 20' minimum utility easement centered on the existing water main for the portion of the water main that is outside of the road right-of-way. D. One site fire hydrant installed near the office building, meeting the requirements of the Rochester Fire Department, as outlined in their memorandum, dated March 7, 2005. The installation of the fire hydrant shall be located within a 20' minimum utility easement for the water mains connecting to and including the fire hydrant. E. Elevations of the proposed office building. • 3 • F. Indicating water service to the office building on the plan, if the office building requires water service. G. Correct the labeling of C.S.A.H. No. 4 (Valleyhigh Road) to "VALLEYHIGH DRIVE NW (C.S.A.H. NO. 4)". H. Correct Page C1.0 on the plan to indicate the area along the north as "Pond Area". Currently the plan indicates "Landscape Area." 2. Grading and Drainage Plan approval is required, and payment of a Storm Water Management Area Charge is applicable for any net increase in impervious surface associated with the proposed redevelopment of this Property; 3. Execution of an Ownership & Maintenance Declaration is required for the proposed private rate reduction facility; 4. Prior to issuing building permits: A. The Owner shall execute a Pedestrian Facilities Agreement with the City addressing the owner's obligations providing pedestrian • facilities along the Owner's entire frontage of Valleyhigh Drive NW. B. Final water main construction plans with profiles must be prepared by a civil engineer, approved by RPU —Water Division and conform to standard City of Rochester requirements; 5. For maintenance purposes, the fence cannot be located on top of the existing water main. 6. If the existing 6" water service is not going to be used, it must be abandoned at the main per RPU-Water Division requirements. 7. The Owner is required to enter into a City-Owner Contract with the City of Rochester for the installation of the public water main. 8. The owner shall acquire an Olmsted County Highway Access Permit for the relocation of the existing driveway. 9. The Owner shall submit an Address Request Form with the Planning Department —Addressing Division to obtain a new address. The existing address of 3010 Valleyhigh Drive NW cannot be used for this site. • 4 • WHEREAS, the Common Council held a public hearing on the restricted development preliminary plan request on April 18, 2005, and permitted all interested persons to be heard; and, WHEREAS, at the April 18th public hearing, the Council considered the evidence and testimony submitted, as well as the material contained in the meeting agenda (a copy of which is attached and incorporated herein); and, WHEREAS, at the April 18th public hearing, the Planning Department staff stated that the applicant had submitted a revised site plan and, as such, condition #1 should be deleted and condition #4 should be amended to read as follows: 4. Prior to issuing building permits: A. The Owner shall execute a Pedestrian Facilities Agreement with the City addressing the owner's obligations providing pedestrian facilities along the Owner's entire frontage of Valleyhigh Drive NW. B. Final water main construction plans with profiles must be prepared by a civil engineer, approved by RPU —Water Division and conform to standard City of Rochester requirements. . C. The Owner must execute with the City the dedication of the public access and drainage easement over the proposed private rate reduction pond and the dedication of the additional 60 feet of right- of-way, including the legal description as shown on the revised site plan dated April 13, 2005; WHEREAS, based upon a preponderance of the evidence submitted at the April 18th public hearing, the Common Council adopts as its own the Planning and Zoning Commission's recommended findings of fact; and, WHEREAS, based upon a preponderance and substantial weight of the evidence submitted at the April 18th public hearing, the Common Council determines that the Applicant satisfied the criteria of Section 62.708. NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Rochester that the Type III, Phase II, Restricted Development Preliminary Plan #05-09, requested by Tiburon Construction Inc., is in all things approved subject to the above eight conditions (#2 -#9) as amended above. • 5 • BE IT FURTHER RESOLVED that the Council waives the final plan review. PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF ROCHESTER, MINNESOTA, THIS OF , 2005. r PRESIDENT OF SAID COMMON COUNCIL ATTEST: pejpu,A( CI LER APPROVED THIS lq4h DAY OFap�2-12005. MAYOR OF SAID CITY (Seal of the City of Rochester, Minnesota) • Zone05\RestDevC U P.0509 6 . ( atom DOD— � NI M.rr w N S.Mawl alv w N Il.fn•�Q�1i w h s»r..w s•di»11,,•awl p,,.»I•Il�w 3..1.lir»r.N ' OWE IOAA N•W M M.1 ti.Ira w SyNy AEI Na•rw w.a N.M IE[9a1U1 v-- W Nn.IE M Nr�.ww...w Sot 4 n»iy r»s EMI r.y wu N Lw M w � •+•II.,...1 a..1a r r 3»w.,l y.l.r N,yaf..=N w siw.w \ __ ` Cal/I.0 1 •. _`- M Y,.ww�raa S»Sww•1r wry3N.EI�M�I-w+q M w OM W MN <I `\ Pm \ 1/4 DOWER ' �''��o • SE=VTO,.IS I SEUII1110 GENERAL NOTES D b" 6 " 1) au MMk S.uL corGu 10 MN sc rPro.wEo" rro �_'Y•r . _`,`!._=T �laE pO1Eb ACCWIDM..t rmrl Au ArrLlusLE WOE]"o GOWu+W. • ' \ •. a/9°E•: .. ram. •. � . •. .. =+N�. sa uc s.Ec 1uam.f a nlvMmo W♦AWS c"Dr ASsoalm � . �1� :'�?9,:•`:r .•'�:� r:1,.1 ~.1�` '1;:'' Y''Z•' ..'�:�• `r y� Is«�sE cvlm[.ea.ruR ar,N�[oaawrts u r eana �('_.41'�1�et�illi�:�kll ' I, '••• �• Il 1. . �� a.) uc caRl.Ecro.«1rt Nnsr ML.PP.G.1LfE t.W+E[.We � 1 ',f; .'•• ••I a I, •�rqo M•W•'-- - E� '� w�aMn111 sm..�iu 1a rus IC4!pM slw�i RE rrolaM I. o»wma ,\•. '; ;.1. '1. '� •; �\ .VOID WWGE W NR eMM URIIT. u1m.CN3•I1.OvisCf3 •' R EEC R MaWLY NO IMK �nL +wa . �'.•. •• ..:$,'�••4••;�'::';�. ;'i• �•:1' \ .ot s[EM ImcIE.DEE1mr K.iID W,1R PRRl1 G rts.Er.[ G •:"F J'�_ SE1RAInE. M CON1.lIL�G LWl O[RAaII,1[[W.1 LOUim. •�• •u ln'».»» e ' _ y�:• II•�'•J �+ a/!L MSI"O utUI�E3"4 IOG alNtM)M WC-COuu3xCM6 i ( / fnurEMs r omr 'e a I TO ow im�a�ul3oroi u acr swin r u[W—rrtiucro.s E+uws SEEM as w wio. �Ay(�pO I NID' 31D0 •4fY ADO' I vlamEs°Mm.aul ELLVATONf. w+Mo Ml NgE.GQMD T ••P• — _--� I lI M caumLCla 3w VW M Sm MN WSIEv TR r.DIER ,�ouii V°'ON s •.CNRCII.. N M4•H OI Q $. �♦ - I 6- MG MID RU.OUfi1Er/YIEYN=[N"SN 411M AK I[RIIE JW ,NErwnwv«Fnr. Icaaonaa rIW.m Waw A.D M sIMR or MM.oaL \ 1 � �I r o I�rE.roromwnsMill[�So.II�" �o.ccc.�.m�i ncx�wr�.:Ds. wla.W, 1 • $ \ 1 I I " carmino.s slmw a tm WI—S.=w SKgL WrD—D'Nj(••O \ ♦rq� �•'# S ,,� I rm.10,a WI. N�i11"MS'.wNDaaOOxi Mo/G cONUCn y �}�9 mu3 \ .•� I Ta WuouiIwcc�irx�[wuvmnr�swl�i w�+EW�ort.�"uu� \ \ � �'� ° � :•.I I �.%,�.x's."°wlaW mIDORi�Ns,�i�,.n�siR:um W.n Dr \ ' 8S I s.) ML f11[Vnm sawm W.E.=clD1a m" mE♦Ear D,Axr KWT IM Nn ICWDED W IK D.Lu W. TW Lat WOU Lu L y al o s\\ 1 .. ._:•' / F I SITE SUMMARY \ \1\ \� '�I` PROPOS BU INCOP NC POS ,ERl ING i PROPOSED BUILDING AREA: 19,656 S.F. O '• .F.G '10 I.E.» 10 { VV IMPERVIOUS SURFACE AREA: /6,054 S.F. F IPA L 6 ��� '/ '•'e ','� I GREENSPACE AREA: 1e.415s.F. LLI O TOTAL SITE AREA: 64,469 S.F. Z Z TOTAL SITE ACREAGE: 1.6e ACRES Z_ 0 c A rj I I i FLOOR AMA Q=ATDNL < CL O S `;':- 1 I + I I MlIMSx1UM IAL.1.0 IAA ?: W LL.) J IA..IND CAIMA,IDNS: 1 :•1`\ {� ' 1ofEwOr • IOQIpu 0 SALREQUIRED UNMTO YnMs PARKM SULLS PROVIDED .I E/1 vlNDICAISrKES-/ —j U „pj � \ `.I I I I � fLplfllNr fxrK.ADe A.n C.ErwfrAa•ANt � � 1 I I a ZONING CLASSIFICATION: M-2(RESTRICTED DEVELOPMENT) p I I EXTERIOR LIGHTING REGULATION STANDARD: p 5 SIGN REGULATION STANDARD. D O EXTERIOR STORAGE REGULATION STANDARD: T,V,5,90% N BUFFERYARD INDICATOR: _ VB a.If aR ar.00csm. SETBACK REQUIREMENTS: SI—R"ME E-11) ? WwL�r m3on+Ma •.sWaa r..oE.r I I REQUIRED FRONT YARD: 25 FEET MIN.REQUIRED SIDE YARD: 0 FEET MIN.REAR YARD. 10 FEET a 1D-DOW= }; _+ ,.; ,��T. �:_J ' I I t jEVI VED RECEIVED BW25'22 7'R 171.89 5.... .,AO�` (f ig• i asossnEoz.D.c °w"RO1R - 1 I APR 13 2005 1 a ROCHESTER-OLMST ED IA \ " P u-7 ""-A — i A m111E11 6 M 1/1 6 p 1/1 PLANNING DEPART`V `ll o•-1a-m NUMBER OF UNITS QA.rmM.1N 10'X ID'UN175 10'X 10'UNITS 16 10'X 20'UNITS(FUTURE) =1. ,f 19 � SITE PLAN TOTAL UNITS 10T. SG4E W Irn C 1 .0 TMEE NNId JNI(MID g s C r s ` s s C V1OS3NNIW'N31S3HDOb I.�• 3snOH3NVM 'Jll 'b'OS 4 Ln - add Lq d�Fdj ° 0 - fill �: uS Z CL -+ O ci g O �g 5 gig $ M age 7° i1s I?W "3�y W a �., F o g j, � RS��35G �b 2 W 5 O tw qq Z a �� U & f . fiNI I Z:1 p o i Z: � ddd 11 p as i o z a a `F;,ads.';' } \ T I ® OZ 8� pNY� j8�7��I :_�Y�� � x��p. 7 0��� 5 xs�s� O ;�� icFiaj� v1 I U _ a N i a : " 9 _ w36 aCIC wD6 G add ad z n a s s s Oen.f.0 an�eesn Sey? ffi� a=: �E$,�3dGdCpd [,dtdd A hA� uFa nw /fi0•R-pf�V tl'/1�p11 1 w'f fS0�R-105 �. F �y F � ' �kri.a-rs w a•n eve i�• _� .- CIE Wit al b F • J I 9 4Y s<� � .o6 al m 140 • �� N �111Ey tptf waw_, SIP ' Y.11t 11Wf aRl LU L D 0 0 r nuc.raa-im.ua. j ; ct% w LL W-]OUC @96 N i 1. �..Y IL nn DAf-Im.l Fnllt Q < V� :.a,..: �rK 9190. 5\ WC J arm!' qq}}�a w� o¢.o w w.iaalow w�tt r {'Y wl4W NII r !1.rYl lyd.6 �ilS- F- �l^^w�M 0 AR-o.■Nnwi� �a =1O U W Q ■wxlw 4 cnu was sm N PLAN •� V L SJW4i wrlQ wa H � � R6W�tlr.� FY Q vi—mP-4 ' wlma l uILL ra oa aw xo cm" m w-- REVISED oQ N r.r xwawi.w. .mw.o_wr.rR Lw..wmm. - .Qnm ua! (/� SECTIONB-B SECTION A-A RECEIVED ...we.naa-rw2 • N.ron_ wr.x�r.¢.0 L dam' TABLE OF QUANTITIES r-k r.wi.o 0 xlla.101RWx.. _ - W.4 wnm[wxR R 1 wR w w[wA i w Vr. i w Q e sw w�wmKrms ..�q l w y i lo�oa wrux lros e a ,m, w.i r l � wisse.ria.r.a oil N a�a+u N N w+l aal :��.".»m.oimw w. ROCH D PLANNING DEPARTMENT K r ♦ r :i:r .wRf 11P xl aAD. wax ©.oa u rt sa.wua aav ras woxotrox.o.o . v .ir `w r � x `i�� !-r?-rui-m acc law.oa..NwRtm ox-xx-as ` i ♦ v :':i iw L vr -..x-l.wa¢ra mas no.s¢!.l n v w . .i.r r-aovomwzy wm as an law� fN,bB A Mi Iw[N pawt aw MANHOLE TYPED RIPRAP 0 RCP OUTLETS. T SE a�O e�wrote tcoa� TYPICAL PAVEMENT SECTION in to VAE - Nn 10 SME NDI To ma - 0.0 METAL ROOF AND METAL ROOF AND W FASCIA (2:12 PITCH) FASCIA (2:12 PITCH) o 0 ' = V O WINDOW DOOR METAL SIDING ON L J --� INSULATED PANELS WINDOW METAL SIDING ON Cl INSULATED PANELS Q O 16'-O" FRONT ELEVATION OF OFFICE SIDE ELEVATION OF OFFICE 1 1/8" 2 118"= 1'-0" Tiburon METAL ROOF AND METAL ROOF AND Construction FASCIA (2:12 PITCH) FASCIA (2:12 PITCH) 12229thstNE Rochester,MN 55906 o P1007-21(W 976 I ce11507-254-9477 METAL SIDING ON INSULATED PANELS INDOW METAL SIDING ON INSULATED PANELS The lhban Studio 3185w,th Broadway god)mter,MN 55904 1 6'-0" 5071855043 16 —0" (ax 507185.so51 TUS BACK ELEVATION OF OFFICE SIDE ELEVATION OF OFFICE PRELIMINARY 1/8"= 1'-0" PLANS RECEIVED AND ELEVATIONS APB; 1 2005 AI J C ROCHESTER-OLMSTED �[q• ir +-<x r - .H yf1 Tgry?t f°"TT�'W . `S'r' k Ls L y fi J lYti u kYly( Rye t" r s t' n v`4.yb t•1 n"' s y�Hy a u` -'4,.y.{..�" f T{ ;Mt'` •�j';,� >xl-+..f as i s rk 1'Tp "�.J z ``�K, a 3'1-t A' r r`3,r•.f �"•'ry`7. ? b ? ', [;y 'Jvc r''*r`, f ;ah„rv+r•. ar .� Warehouse for 3,[..e",r.•+� .i'f .f--x' r4- .,i a ; ? ra •a: t.+. t 1� Y: +. e J � ;rt ♦ l'�u -�YPx;f+��},"a�e'Y,4•-��,tn:re�"'�C � -4�-�01 *x��Y#�+�.�jfC��' ,��,�tY�,a i�*P sl..�1?-� rd,,,jt 4 �". C 4 � � r a 3' „ �,A�ti }t•_+z A - � �, 4� p�'t xw y, _i" �`w�4' �yi�'7 E'g=i Y'r�x73,i�E..c••'�H � �K Vl lO 11c s' y.! { '�j}.... 1 ui4,F�lj•h F- sF rT 3� slc+"3`ii`}t'4y�}'� rw- j>� fi ...d-1j.w >r-h,C`;i�b ,� $:-. "�.1�1 .., 32. 1k1EfALR00Fy.AN© �. , M #ASCW� 212ff� .thy `•+r- }Li ,a,+ ek• i i�S�, rL' ,.� (j)� LEV�All�ON1'-0' P-aw-.,�.,n. �...�F'"--�+s--ram'•�.wr-�o-�au.".yA-y"�, ""'�+' ,+�•"'@"v„��T'�°'�"a', �.� y( �.K �,� 't..� - c p'.'� a'Z"--,. .. ' 1 sY ✓`G � _I. C 1 �r '4 Sr'"i F Ly Yfn � .�.•'t ,:: i. 'c `e r 'a t_:«'e'S'++ x+.- -" `�u+ 'x �c x�. ;�. "sa.,�''s r�k 3 a y'2y r` .wfr. ..� p�,. 7 �� +.r4 I•:;,'? 5+.�..,:..s. �. �'`�,'?�}.�m,�`'R,�+ +'i�3r �. ��.YkC'+�."k� '�s.`4�` �el�•of.G.�t�#��•.-��•��..�amF":fca�"�;�� r{`"j .,a�ta.n•y' ,rc�`•re w•� ��;.�,Ni.�,.ra,�+1:� ,-v�urJ�^'� ;>, }�,� ,�rY,:��y�� -�� ��,- �' �r��� ,L.:"'�,.,� ,��� ,,META1.1:t00F;�AND��` `-���* y���^� ��,n��k• �` -'� 5 d" Y.a.a�'S�5'„' -a`S,.•tl<w i=tl s t', t,+' "o ;= 1 w LL`C4' rt ftm3�;;�.•v ` ,� `, ;c'� 3 L r^ kYd � ,� -v. � c s,� '< +..,a J*y�� flrz.+r"F�` in .�.K�: ,{�U• tti ti �.�,,,� 1��/�a'i i� n 3• .r M�fk`„� '•1.`: aY x�,„ �, ', ',�.$'T�"r nt{ �t �.�--� �"+,.`�;�� '�. �4•,! Ia'v of kr? '�+�- ��`Y��k��.�Ss���`�'�„"��'�� ��'� �y�`...�j,t,.'z AI IF 9 INSULATED METAL DOORS 1E • 200' - 1 ''I h ) - 1 •I 1 1 r 11 co __________� ___�_�__.� _�____�__ ____________I ___�___�, �___�__—_I ____���_I _��__�__�1 _____—_____ ___—------ I I—__________ II i � 1 1 1 1 1 I 1 1 1 1 I I 1 PREUM ° Y FLOOR PLAN RECEIVED FES 2 2n�5 Tiburon Construction- 1222 9th St NE Rochester,MN 55906---The Urban Studio,llc- 318 South Broadway Roch ester,MN 55904 I 2800 FT. 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III _ia111ff13- °" =':��%Il\\��,��,_ �t�� R � ��// ����III■ � nl�/ ^� ►�/i/ll III: 1's� .dj'��''` �`,I ��I tll• • `^^`Tu��_ /��aiufl/l•ut.�lJ�/I■�� �� tea` A A '', ` ; �1 unlni"�u,.l.n /hi�,avu �►uu1`.1•v:'.. =p_•_ / ��1 �allpht1111'r ,�11.1\„/11111' 11 -uauu � •�. _I ,®nnunumluui ''�1i �� `:� ��I1111/11 Ihumml 11,"1 • �•'-_ dill III t,Itr11�1unuuu� �'"Itltl\f11111- ..1,1���% Illlllt� \\\�•iiiiiui=�ii:,;11� _ alU p1�_"���III �'• HIS ���app ha iq,�11141t11111 'r���l .uamr:c �--= �11p%111�N�_ ����._: //111 �� ���tulac_.u.l iii.:1►�� ��-III la ��`� I Uv� � 1111111► �iii�ruli yir iiiiiil����,,� ..I•,�,p1���,ll�-tlUllllt The hand to reach for... DAVID A. KAPLER Fire Chief DATE: March 7, 2005 TO: Jennifer Gamess, Planning FROM: R. Vance Swisher, Fire Protection Specialist SUBJ: Type III, Phase li Restricted Development Preliminary Plan#05-09 by Tiburon Construction, Inc. to construct a mini-storage warehouse within the M-2 zoning district. With regard to the above noted project plan,the fire department has the following requirements: 1. An adequate water supply shall be provided for fire protection including hydrants properly located and installed in accordance with the specifications of the Water Division. Hydrants shall be in place prior to commencing building construction. a) One site fire hydrant shalt be installed near the office building: No portion of a building shall be in excess of 400 feet from a fire hydrant available for use as measured by an approved route around the exterior of the facility. 2. Streets and roadways shall be as provided in accordance with the fire code, RCO 31 and the Zoning Ordinance and Land Development Manual. Emergency vehicle access.roadways shall be serviceable prior to and during building construction. 3. All buildings are required to display the proper street address number on the building front,which is plainly visible and legible from the street fronting the property. Number size must be a minimum 4" high on contrasting background when located on the building and 3"high if located on a rural mail box at the public road'fronting the property. Reflective numbers are recommended. c: Donn Richardson—RPU Water(e-mail only) Mark Baker—Rochester Public Works(e-mail only) Tiburon Construction, Inc Yaggy Colby Assoc. (e-mail only) S-�c Page 6 City Planning and Zoning Commission Minutes Hearing Date: March 23,2005 • Mr. Burke suggested approving the permit for 2 years. After the 2 year time is up, they should go through the public hearing process again. Ms Baker explained that the previous conditional use permit specified that it would only go before the City Council for a public hearing. However, the permit expired and that is why it is before the Commission. Mr. Wallace questioned a 1 year period versus 2. Mr. Burke explained that 2 years would give them time to work out the issues. Mr. Wallace responded that they have already had 2 years. Mr. Burke stated tat Mathy Construction has been continuing to work with the neighborhood on improvements and should be allowed to continue to do so. Ms. Rivas stated that the calendars submitted showed that Mathy Construction has been trying to be good neighbors and have been making improvements to their site to help alleviate some of the neighbor's concerns. `Mr moved to`recommend'approva `of Restricted:Development Prelmm"ary'Plan' a#05 06 by..Rochester Sand &`Gra'vel, a Div�sipn tof'Mathy'Cons#ruc#ioriCompany`with.the'}' staff-recomrrtendeii'fintlirfg's antl,condition'standwith t`headdition'al condition that;at°`the end of the 2 year permit they go.'through a complete`review p'rocess,(pub`hc hearings),;' • before the'permif can be extended or renewed, Ms., Rivasseconded}the nofton xThe r � 4�` motion carried.6-0. N t ,i; a+, � 1�'•� a e;r:=x '+ titp4 'a}, ,1�"!'�'.x' $ :-�..'" i e r1 r r !r r i �'aarr CONDITIONS p `'` es ''1gt.9F`wx-W ,rn txe t5 a rC. rt ?a+ r µ '77 :,.:,'1 " ; �+ c f h7 -t. f*j . ktr,^r 1es. - r r „k•-�+".+ 7'. a {f itrt•T" .� , -.et 4 irNfY�7 L > F. , ti4--2yj�` ..3 '��s �,.. ✓t M rr -;l ri Y ,{ 13i �.� kt.ey .+r,,T. S i� f t+r1F n. 1 Import,of materials for processing be hmitecttonly�to{that necessarytfor'the hoYrrliz " T °asp half facility.- , x :Y t ;' r r ti t } r } r I f' Y s + M f `2. This use•will be subject>to meeting;the In dustdal,Performance St'andards.of the Rochester Zoning Ordinance and LandDevelopment Mariu6l'(Sec:,63.600 et. seq.) :including the standard applying t odor irl the M 1 and M 2 districts .#, z f? a i J ,h t +t.iCt t 5i ai r.r$ °f ,f..trr tt .,r. rn aTf S. z i•. 3 mitshall expire 2 years aft Thisper er th�e'lroupcil'sapproval tThe applicant must'go ahrou h a com"lete review; rocess- ublic heann s;in^ord'er,to:renew_the: Type III, Phase'll Restricted Development Preliminary Plan #05 09 by Tiburon Construction. Inc to construction mini-storage warehouses within the M 2 (Industrial) zoning district. The property is located along the east side of Valleyhigh Drive NW north of Instrument Drive NW and west of IBM. The applicant is requesting waiver of the Final Plan review. Ms. Mitzi A. Baker presented the staff report, dated March 17, 2005, to the Commission. The staff report is on file at the Rochester-Olmsted Planning Department. Page 7 City Planning and Zoning Commission Minutes Hearing Date: March 11,2011 Ms. Baker explained that the applicant spoke with the Rochester Fire Department regarding the • installation of a fire hydrant. They have found that there is an existing hydrant that is on the east side of Valleyhigh Drive NW. This issue will get resolved prior to the City Council meeting. The applicant's representative,.Fred Dahm, addressed the Commission. He stated that he was retained'by SOA, LLC. The applicant is in agreement with the staff-recommended conditions. He indicated that he would follow up on extending the water main, due to there already being a fire hydrant located by the site. With no one else wishing to be heard, Mr. Haeussinger closed the public hearing. Ms. Rivas moved to recommend approval of Type.III; Phase.[Restricted'Development Preliminary Plan #05-09 by Tiburon Construction; Inc With--the staff recommended H 'findings and conditions. Mr 13'urke seconded`the motion The mdtion carried'54 with '"la "Mr. Ohly-abstaining. CONDITIONS: :1. Prior to Council action; the•applicant'shallaubniit,-a final,.site plan.providin'g .` a. Dedication.of 60 feet'of right-of=way(measured'fromIhe centerline)for Valleyhlgh:Drive NW,�:The revised plan shalt include a:legal description; including tfie additional:right of�way and submitted to Rochester Public Works.. : for the pre nthe ddiatn:easement d'o,cumentationi eco ' b. Dedication of a public access'and drainage easement:over7the:proposed private. rate reduction•pond c. A 20' minimum•utility:easeme'nt•c entered.6hthe•exist1ing water-main 6 Kthb portion of the water main that:is•outMde:of thelroad right of=way d. One site fire hydrant installed near the office building;:meeting the re4ulretneritsi. of the Rochester Fire Department`;as outlined in'thei'r''memorandu' dated , March 7, 2005. The installation of the fire:hydrant shall be located within a 20' minimum utility easement.for the':water-mains conriecting'ao andindluding the ' fire hydrant. e. Elevations of the proposed office building. f. Indicating water service to the.office building on the.plan, if.the office.building requires water service. g. Correct the labeling of C.S.A.H. No: 4(Valleyhigh Road)to"VALLEYHIGH DRIVE NW (C.S.A.H. NO. 4)". h. Correct Page C1.0 on the plan to indicate the area along the north as "Pond Area". Currently the.plan indicates."Landscape Area". 2. Grading and Drainage Plan approval is required, and payment of a Storm Water • Management Area Charge Is a licable for any net increase in Impervious surface Page 8 City Planning and Zoning Commission Minuses Hearing Date: March 23,2005 • T_3. Executlon sociated with the proposed redevelopment of this Property. of an Ownership &Maintenance Declaration is required for the:proposed, vate rate reduction facility. 4., Prior to Issuing Building Permits: a. The Owner shall execute a Pedestrian Facilities Agreement with the City 7 addressing the owner's obligations.providing pedestrian facilities along the Owner's entire frontage of Valleyhigh.Ddve NW; b. Final water-main construction';plans with,profiles must-be prepared by a civil engineer, approved by RPU Water Division and conform to star dard`City of Rochester requirements =H For maintenaric�;purposes,ahe fence canno#be located on top}of the existing water ,... main. , • .. 1 t J _t 'i. y � . T;fir M i J �,.. _ 6. If the existing 6" water service is not goingto be used�.it'must-be abandoned at the . main per RPU Water:Division requirements.a ,r at 7 ij4iv al :1" +c. yt,r t�itifl Sr ':The'Owner.is:required:'to enter into a City Owner Contract,with #fie�Cityof„R'ochester„�- "'for the installation of the public water main M 3 r. r.t r i S.y r• ,yj tYz fs ',r t a �. l�,� S' S t -i ! _xj� r., ; . i r r tk 7' ♦ tTI ytv-t+h fi t t }� .f J`eY v'4Yry Y �, 1{,•:5�w J# , s L,,Ali y'i'1`u1 1f`f i F 8 'The owner'shall acquire an,Olmstetl County Highway°Access Permit°for,therl;;f� :relocation of the'existing driveway 9. The Ownershall submit an Address 4Hequest Form with the Planrnng'Department` Addressing Division.to obtain,a new.address:`The:existing;address`of'301.0 Valleyhigh-Drive NW cannot be.used:for..this,.site Preliminary Plat#05-09 to be known as Boulder Ridge Four by Arcon Development The applicant is proposing to subdivide approximately 39 57 acres into 78 lots for single family residential development and 2 outlots The applicant is also requesting approval of a Substantial Land Alteration (SLA) permit to allow for modifying grades on the Property by 10 feet or more in several locations on the property. The property is located south of 67th Street NW west of 18th Avenue NW and north of the future Overland Drive NW. Ms. Mitzi A. Baker presented the staff report, dated March 17, 2005, to the Commission. The staff report is on file at the Rochester-Olmsted Planning Department. Mr. Burke asked if the property was located in the R-2 or R-1 x zoning district. Ms. Baker responded that it has been in the R-2 zoning district since the General Development Plan was proposed. The applicant's representative, Kristi Clarke (McGhie and Betts, Inc., 1648 Third Ave SE, • Rochester MN 55904) addressed the Commission. She explained that it was zoned R-2 for the • Tiburon Construction, Inc. , 1222 Ninth Street NE Rochester,HIV 55906 Phone 507-280-1976 • Total Cost.'Integration February 23,2005 Rochester—Olmsted Planning Department 2122 Campus Drive SE, Suite 100 Rochester,MN 55904 To whom it may concern: We are formally requesting-waiver of final plan review for the SOA,LLC Warehouse project. .Please contact me at 5077-254-9477 regarding any questions: Sincerely, Fred Dahm - • , .. President.. •. — . . . .. . . . .. . ... . ' • . Tiburon:Construction,Inc. www.tiburon.ws E-mail sales@tiburon.ws RECEIVED FEB 2 2005 • ROCHE6TER-CL'.+a?__ PLANNING 7E=ART;ic..— . EXCERPTS FROM THE ROCHESTER ZONING ORDINANCE AND LAND DEVELOPMENT MANUAL 60.532 Phase II Hearing Process: 6) The Council shall have the power to waiver subsequent review phases in a multi-phase review process if requested by the applicant upon findings that: a) The information considered during the Phase II Hearing process is sufficient in nature to demonstrate compliance with all the requirements set forth in this ordinance. b) That waiver of the subsequent review phases will not interfere with the purposes and intent of this ordinance. c) That the applicant has provided assurance that all conditions or modifications attached to approval of the project will be met. This assurance shall include, but shall not be limited to, filing of revised • plans, the provision of necessary bonds or other surety to cover the completion of projects, or the filing of necessary legal documents. • DEPAR ,gOCHESTEg.Mf ROCHESTER-OLMSTED PLANNINGTMENT aF • ••NNE 2122 Campus Drive SE,Suite 100•Rochester,MN 55904-4744 �� •;so U: �y COUNTY OF www.olmstedcounty.com/planning �'•. p6 �9 TED.0GUST•5P TO: City Planning &Zoning Commission FROM: Theresa Fogarty, Senior Planner DATE: March 17, 2005 RE: Type lll, Phase II Restricted Development Conditional Use Permit#05-09 by Tiburon Construction, Inc.to construct mini-storage warehouses within the M-2 (Industrial) zoning district. The property is located along the east side of Valleyhigh Drive NW, north of Instrument Drive NW and west of IBM. The applicant is requesting waiver of the Final Plan review. Planning Department Review Applicant: Tiburon Construction, Inc. 1222 NE 9t' Street Rochester, MN 55901 Architect: Yaggy Colby Associates 717 Third Avenue SE Rochester, MN 55904 Property Location and Size: The property is 1.55 acres (67,542 square feet) in size and is located along the east side of Valleyhigh Drive NW, north of Instrument Drive NW and west of IBM: Zoning: The Property is zoned M-2 (Industrial) district. Adjacent Land Use: _ North: Owned by IBM Corporation, south access. The property is zoned M-2 (Industrial) on the City of Rochester Zoning Map. South: Canine Kennel/ Boarding. The property is zoned M-2 (Industrial) on the City of Rochester Zoning Map. West: Commercial Warning Sign Business. The property is zoned R-1 (Low Density Residential) on the Olmsted County zoning map. • BUILDING CODE 5071285-8345 - GIS/ADDRESSING/MAPPING 507/285-8232 - HOUSING/HRA 507/285-8224 —n.dP.W - PLANNING/ZONING 507/285-8232 - WELUSEPTIC 507/285-8345 P FAX 507/287-2275 AN EQUAL OPPORTUNITY/AFFIRMATIVE ACTION EMPLOYER CUP#05-09 Tiburon Construction—Mini Storage 03/17/05 V Page 2 • East: IBM Corporation, the property is zoned M-2 (Industrial) on the City of Rochester Zoning Map. Summary of Proposal: The applicant is proposing to construct 72 (10'x20') and 16 (10'x10') storage units at this time and an additional 19 (10'x20') storage units at a future date. The total number of units, proposed are 107 within four structures (2 currently, 2 future). The plan also proposes a 16'x16' office building, which will be independent of the storage unit structures. The plan proposes to increase the building area from 3,239 square feet to 24,286 square feet, the paved area from 4,903 square feet to 27,381 square feet, and reduce the green space area from 59,400 to 15,875. The proposed storage unit building will be 14' in height, using a metal roof (with a 2:12 pitch) and facia. The sides of the storage units will consist of metal.siding with insulation panels. Each storage unit will have an individual insulated metal door. • The plan proposes to provide four parking stalls that will be located near the office building and the entire site will be secured with a chain link fence and a gated entrance. The proposal as submitted, did not provide any details or elevations of the proposed office building. Roadways: Dedication of 60 feet of ROW(measured from centerline) is required for Valleyhigh Drive NW. A revised plan shall be submitted showing the additional right-of-way and a legal description submitted to City Public works for the preparation of the dedication easement document. The reference to C.S.A.H. NO. 4 is incorrect. Correct the labeling of the roadway to "VALLEYHIGH DRIVE NW (C.S.A.H. NO. 4) The existing address of 3010 Valleyhigh Drive NW cannot be reused. Once the site plans are . approved, an Address Request Form will need to be filed in our office and a new address assigned. An Olmsted County Highway Access Permit is required for the relocation of the existing driveway. CUP#05-09 Tiburon Construction—Mini Storage 03/17/05 Page 3 Public Utilities: A 20 minimum utility easement centered on the existing water main is required for a portion of the water main that is outside of the road right-of-way. If the office building requires a water service, it must be shown on the plan. If the existing 6"water service is not going to be used, it must be abandoned at the main per RPU —Water Department requirements. For maintenance purposes, the fence cannot be located on top of the existing water main. The Fire Prevention Bureau requires an additional on-site fire hydrant to be located near the office building (no portion of a building shall be in excess of 400 feet from a fire hydrant available for use as measured by an approved route around the exterior of the facility). The following items need to be addressed: final water main construction plans with profiles must be prepared by a civil engineer, approved by RPU —Water Division and conform to standard City of Rochester • requirements, water mains connecting to and including any fire hydrants are considered public and must be within a 20' minimum public utility easement and the owner is required to enter into a City-Owner Contract with the City of Rochester for the installation of the public water main. Pedestrian Facilities: Pedestrian Facilities are required along the Owner's entire frontage of Valleyhigh Drive NW. The owner shall execute a Pedestrian Facilities Agreement with the City addressing its obligations prior to final plat approval. Grading and Drainage: Grading and Drainage Plan approval is required and payment of a Storm Water Management Area Charge is applicable for any net increase in impervious surface associated with the proposed redevelopment of this Property. Dedication of a public access and drainage easement is required over the proposed private rate reduction pond. The easement would only be utilized by the City in the event the Owner failed to maintain the facility as outlined in the required CUP#05-09 Tiburon Construction—Mini Storage - 03/17/05 Page 4 • Ownership & Maintenance Declaration Agreement. Referral Agency Comments: 1. Rochester Public Works 2. Rochester Fire Department 3. Planning Department—GIS Division 4. Rochester Public Utilities—Water Division 5. Olmsted County Public Works 6. Rochester Public Utilities— Environmental & Regulatory Affairs 7. Planning Department—LGU Representative Attachments: Site Plan Elevation Plan Location Map Referral Comments (7 letters) Explanation of Application and Review Procedures: This application proposes an exterior mini-storage facility in the M-2 (Industrial) district. Since an exterior mini-storage facility is not a permitted use category in the M-2 district, it must be reviewed under the Restricted Development provisions. The Restricted Development provisions of the Zoning Ordinance and Land Development Manual (Section 62.700) recognize that certain land uses which are generally not allowed within a given zoning district can, if regulated, "serve both the.public interest and allow a more equitable balancing of private interests than that achieved by strict adherence to standards zoning regulations" This application requires a two step review process, consisting of a preliminary plan and a final plan. The preliminary plan phase follows the Type III, Phase II, procedure with a hearing before the Planning Commission and a hearing before the Council. The applicant has requested that the final plan review procedure . be waived. The City Council can waive the final plan review procedure. Analysis: In evaluating the preliminary development plan the criteria included in Sections 61.146 and 62.708 of the LDM shall be considered (see attached). The Planning staff offers the following comments concerning each of the 11 preliminary plan criteria on which the Preliminary Development Plan is to be evaluated: 1) Capacity of Public Facilities: Prior to final plan approval, the owner must execute a City Owner Contract with the City of Rochester for the installation of public water main. In addition, to final plan approval, dedication of utility easements and a public access easement is required. Final water main construction plans with profiles must be prepared by a civil engineer and approved by RPU—Water Division, conforming to • standard City of Rochester requirements. CUP#05-09 Tiburon Construction—Mini Storage 03/17/05 Page 5 J 2) Geologic Hazards: This site is not known to contain any of the listed geologic hazards. 3) Natural Features: The proposed plan indicates that the existing landscape area along the perimeter of the site will remain. There are existing pine trees along the southern portion of the property that will not be disturbed. 4) Residential Traffic Impact: a) This property will have access from a Collector road which is intended to carry higher volumes of traffic. b) This proposal is not expected to generate frequent truck traffic on local residential streets. c) This development will not create additional traffic during evening and nighttime hours on local residential streets. Access to this property is from a Collector road. 5) Traffic Generation Impact: The proposed use is not expected to generate any significant volume of additional traffic generation. The site is accessed from Valleyhigh Drive NW, which is classified as a"Collector"and is intended to carry higher volumes of traffic. An Olmsted County Highway Access Permit is required for relocation of the existing driveway. 6) Height Impacts: a) The proposed structures will be 14' feet in height. The adjacent properties are non- residential. The proposal will not adversely affect height impacts. b) The adjacent properties are non-residential. Subject to the underlying M-1 (Mixed Commercial-Industrial) district, the maximum height allowance for a building is 50. The structures are proposed at 14 feet. 7) Setbacks: The setbacks proposed for the front, rear and sideyards are consistent with the minimum setbacks for buildings within the M-1 district. 8) Internal Site Design: The proposed development is served by one entrance that is 28' in width and access to the storage units is 32'wide drive isle with a bituminous surface. The plan indicates four parking spaces being provided, which meets the requirements for a mini-storage facility. 9) Screening and Buffering: According to the zoning standards applicable to uses within the M-1 district) a minimum of 8% of area must be landscaped. The applicant meets the landscaping requirements, providing 15,875 square feet of green space area. 10)Ordinance Requirements: Applying requirements in the M-1 (Mixed Commercial- Industrial) zoning district, the setbacks, exterior lighting, sign regulations and • landscaping requirements appear to be consistent with said requirements. i CUP#05-09 Tiburon Construction—Mini Storage <✓ 03/17/05 Page 6 • 11 General Compatibility: This development is proposed on land that is zoned M-2 (Industrial) and the proposed use is appropriate for commercial and industrial uses. Staff Recommendation: Staff has reviewed this request in accordance with the applicable standards and provisions, as included in this report. Based upon staff review and the analysis included above, staff recommends approval of this application subject to the following conditions or modifications: 1. Prior to Council action, the applicant shall submit a final site plan providing. a. Dedication of 60 feet of right-of-way(measured from the centerline)for Valleyhigh Drive NW. The revised plan shall include a legal description, including the additional right-of-way and submitted to Rochester Public Works for the preparation of the dedication easement documentation. b. Dedication of a public access and drainage easement over the proposed private rate reduction pond. c. A 20'minimum utility easement centered on the existing water main for the portion of the water main that is outside of the road right-of-way. • d. One site fire hydrant installed near the office building, meeting the requirements of the Rochester Fire Department, as outlined in their memorandum, dated March 7,2005. The installation of the fire hydrant shall be located within a 20'minimum utility easement for the water mains connecting to and including the fire hydrant. e. Elevations of the proposed office building. f. Indicating water service to the office building on the plan, if the office building requires water service. g. Correct the labeling of C.S.A.H. No. 4(Valleyhigh Road) to "VALLEYHIGH DRIVE NW(C.S.A.H. NO. 4)". h. Correct Page C1.0 on the plan to indicate the area along the north as "Pond Area": Currently the plan indicates "Landscape Area". 2. Grading and Drainage Plan approval is required, and payment of a Storm Water Management Area Charge is applicable for any net increase in impervious surface associated with the proposed redevelopment of this Property. 3. Execution of an Ownership& Maintenance Declaration is required for the • proposed private rate reduction facility. CUP#05-09 Tiburon Construction—Mini Storage 03/17/05 Page 7 4. Prior to Issuing Building Permits: a. The Owner shall execute a Pedestrian Facilities Agreement with the City addressing the owner's obligations providing pedestrian facilities along the Owner's entire frontage of Valleyhigh Drive NW. b. Final water main construction plans with profiles must be prepared by a civil engineer, approved by RPU— Water Division and conform to standard City of Rochester requirements. 5. For maintenance purposes, the fence cannot be located on top of the existing water main. 6. If the existing 6"water service is not going to be used, it must be abandoned at the main per RPU- Water Division requirements. 7. The Owner is required to enter into a City-Owner Contract with the City of Rochester for the installation of the public water main. 8. The owner shall acquire an Olmsted County Highway Access Permit for the relocation of the existing driveway. 9. The Owner shall submit an Address Request Form with the Planning • Department—Addressing Division to obtain a new address. The existing address of 3010 Valleyhigh Drive NW cannot be used for this site. CUP#05-09 Tiburon Construction—Mini Sturage 03/17/05 Page 8 62.706 Standards for Approval PreliminaryDevelopment pment Plan: The Council shall approve a preliminary development plan if it finds that the development has addresses and satisfied all the criteria listed in Paragraph 62.708(1), or that a practical solution consistent with the public interest can be incorporated into the final development plan, or a modification for the unmet criteria has been granted as provided for in Paragraph 62.712. 62.708 Criteria for Type III Developments: In determining whether to approve, deny, or ' approve with conditions an application, the Commission and Council shall be guided by the following criteria: 1. Preliminary Development Plan Criteria: A. Capacity of Public Facilities: The existing or future planned utilities in the area are adequate to serve the proposed development. B. Geologic Hazards: The existence of areas of natural or geologic hazard, such as unstable slopes, sinkholes, floodplain, etc., have been identified and the development of these areas has been taken into account or will be addressed in the Phase II plans. C. Natural Features: For developments involving new construction, the arrangement of buildings, paved areas and open space has, to the extent practical, utilized the existing topography and existing desirable vegetation of • the site. D. Residential Traffic Impact: When located in a residential area, the proposed development: i. Will not cause traffic volumes to exceed planned capacities on local residential streets; ii. Will not generate frequent truck traffic on local residential streets; iii. Will not create additional traffic during evening and nighttime hours on local residential streets; E. Traffic Generation Impact: Anticipated traffic generated by the development will not cause the capacity of adjacent streets to be exceeded, and conceptual improvements to reduce the impact of access points on the traffic flow of adjacent streets have been identified where needed. F. Height Impacts: For developments involving new construction, the heights and placement of proposed structures are compatible with the surrounding development. Factors to consider include: i. Will the structure block sunlight from reaching adjacent properties during a majority of the day for over four (4) months out of the year; III CUP#05-09 Tiburon Construction—Mini Storage 03/17/05 Page 9 ii. Will siting of the structure substantially block vistas from the primary • exposures of adjacent residential dwellings created due to differences in elevation. G. Setbacks: For developments involving new construction, proposed setbacks are related to building height and bulk in a manner consistent with that required for permitted uses in the underlying zoning district. H. Internal Site Design: For developments involving new construction,the preliminary site layout indicates adequate building separation and desirable orientation of the buildings to open spaces, street frontages or other focal points. 1. Screening and Buffering: The conceptual screening and bufferyards proposed are adequate to protect the privacy of residents in the development or surrounding residential areas from the impact of interior traffic circulation and parking areas, utility areas such as refuse storage, noise or glare exceeding permissible standards, potential safety hazards, unwanted pedestrian/bicycle access, or to subdue differences in architecture and bulk between adjacent land uses. J. Ordinance Requirements: The proposed development includes adequate amounts of off-street parking and loading areas and, in the case of new construction, there is adequate landscaped area to meet ordinance requirements. K. General Compatibility: The relationship of the actual appearance, general density and overall site design of the proposed development should be compared to the established pattern of zoning, the character of the surrounding neighborhood and the existing land forms of the area to determine the general compatibility of the development with its surroundings. CUP#05-09 Tiburon Construction—Mini Storage i 03/17/05 V Page 10 . Section 61.146 61.146 Standards for Conditional Uses: The zoning administrator, Commission, or Council shall approve a development permit authorizing a conditional use unless one or more of the following findings with respect to the proposed development is made: 1) provisions for vehicular loading, unloading, parking and for vehicular and pedestrian circulation on the site and onto adjacent public streets and ways will create hazards to safety, or will impose a significant burden upon public facilities. 2) The intensity, location, operation, or height of proposed buildings and structures will be detrimental to other private development in the neighborhood or will impose undue burdens on the sewers, sanitary and storm drains, water or similar public facilities. 3) The provision for on-site bufferyards and landscaping does not provide adequate protection to neighboring properties from detrimental features of the development. 4) The site plan fails to provide for the soil erosion and drainage problems that may be created by the development. • 5) The provisions for exterior lighting create undue hazards to motorists traveling on adjacent public streets or are inadequate for the safety of occupants or users of the site or such provisions damage the value and diminish the usability of adjacent properties. 6) The proposed development will create undue fire safety hazards by not providing adequate access to the site, or to the buildings on the site, for emergency vehicles. 7) In cases where a Phase I plan has been approved, there is a substantial change in the Phase II site plan from the approved Phase I site plan, such that the revised plans will not meet the standards provided by this paragraph. 8) The proposed conditional use does not comply with all the standards applying to permitted uses within the underlying zoning district, or with standards specifically applicable to the type of conditional use under consideration, or with specific ordinance standards dealing with matters such as signs which are part of the proposed development, and a variance to allow such deviation has not been secured by the applicant. i —J RO C.-O.HESTER M TO: Consolidated Planning Department 2122 Campus Drive SE DEPARTMENT OF PUBLIC WORKS Rochester, MN 55904 20141h Street SE Room 108 Rochester,MN 55904-3740 507-287-7800 FAX—507-281-6216 FROM: Mark E. Baker DATE: 3/11/05 The Department of Public Works has reviewed the application for Restricted Development Plan #05-09 for the proposed SOA Warehouse/Mini-storage(3010 Valleyhigh Dr NW). The following are Public Works comments on this request: 1. Grading&Drainage Plan approval is required, and payment of a Storm Water Management Area Charge is applicable for any net increase in impervious surface associated with the proposed redevelopment of this Property. 2. Dedication of 60 feet of ROW(measured from centerline)is required for Valleyhigh Dr NW. A revised plan should be submitted showing the additional ROW,and a • legal description submitted to Public Works for the preparation of the dedication easement document. 3. Execution of an Ownership&Maintenance Declaration is required for the proposed private rate reduction facility. 4. Dedication of a public access and drainage easement is required over the proposed private rate reduction pond. The easement would only be utilized by the City in the event the Owner failed to maintain the facility as outlined in the required Ownership &Maintenance Declaration Agreement. 5. Pedestrian Facilities are required along the Owner's entire frontage of Valleyhigh Dr NW. The Owner should contact Public Works to execute a Pedestrian Facilities Agreement with the City to address its obligations prior to final plan approval. !I o This Property has previously been assessed and paid development charges for SAC, WAC, &Sanitary Sewer&Watermain Connection Charges as part of a City Water Quality Protection Program project. Additional development related charges are as follows: • Substandard Street Reconstruction Charge @ $120.00 per foot of frontage • Storm Water Management Charge-TBD i CADocuments and Settings\plajgarn\Local Settings\Temporary Internet Files\OLK42\RestDev 05-09 SOA Warehouse- Mini storage.doc PEEN The hand to reach for... DAVID A.KAPLER Fire Chief DATE: March 7,2005 TO: Jennifer Gayness, Planning FROM: R. Vance Swisher, Fire Protection Specialist SUBJ: Type III, Phase II Restricted Development Preliminary Plan #05-09 by Tiburon Construction, Inc.to construct a mini-storage warehouse within the M-2 zoning district. With regard to the above noted project plan,the fire department has the following requirements: 1. An adequate water supply shall be provided for fire protection including hydrants properly located and installed in accordance with the specifications of the Water Division. Hydrants shall be in place prior to commencing building construction. a)One site fire hydrant shall be installed near the office building. No portion of a building shall be in excess of 400 feet from a fire hydrant available for use as measured by an approved route around the exterior of the facility. 2. Streets and roadways shall be as provided in accordance with the fire code, RCO 31 and the Zoning • Ordinance and Land Development Manual. Emergency vehicle access roadways shall be serviceable prior to and during building construction. 3. All buildings are required to display the proper street address number on the building front,which is plainly visible and legible from the street fronting the property. Number size must be a minimum 4" high on contrasting background when Iodated on the building and 3"high if located on a rural mail box at the public road fronting the property. Reflective numbers are recommended. c: Donn Richardson—RPU Water(e-mail only) Mark Baker—Rochester Public Works(e-mail only) Tiburon Construction, Inc Yaggy Colby Assoc. (e-mail only) tT J COUNTY OF - Rochester-Olmsted Planning Department GIS/Addressing Division 2122 Campus Drive SE Rochester, MN 55904-4744 Phone: (507)285-8232 Fax: (507)287-2275 SITE PLAN REFERRAL RESPONSE DATE: March 4,2005 TO: Jennifer Garness FROM: Randy Growden GIS/Addressing Staff Rochester-Olmsted County Planning Department CC: RE: TIBURON CONSTRUCTION • PRELIMINARY PLAN #05-09 MINI-STORAGE A review of the Final Site Plan has turned up the following ADDRESS and ROADWAY related issues. 1. Reference to C.S.A.H.NO.4 (VALLEYHIGH ROAD)is incorrect. RECOMMENDATION: Correct labeling of roadway to VALLEYHIGH DRIVE NW(C.S.A.H. NO.4). . 2. The existing address of 3010 VALLEYHIGH DRIVE NW can not be reused for the proposed site. Once the site plans are approved an Address Request Form will need to be filed in our office and new addressing assigned. cAdocuments and settings\plajgarn\local settings\temporary internet riles\olk42\city lands 107-14-21 tiburon construction mini-storage preliminary site plan referral.doc rpu ray 'olydyr. we drlr'vrr �� • March 9, 2005 Rochester-Olmsted CONSOLIDATED PLANNING DEPARTMENT 2122 Campus Drive SE Rochester, MN 55904-7996 REFERENCE: Type III Phase II Restricted Development Preliminary Plan#05-09 by Tiburon Construction, Inc. to allow for the construction of mini-storage warehouses within the M-2 zoning district located along the east side of Valleyhigh Dr. NW, north of Instrument Dr. NW. Dear Ms. Gayness: Our review of the referenced Restricted Development Request is complete and our comments follow: 1. For maintenance purposes the fence must not be.located on top of the existing water main. 2. A 20' minimum utility easement centered on the existing water main is required for the portion of the water main that is outside of the road right-of-way. 3. If the existing 6" water service is not going to be used it must be abandoned at the main per our requirements. 4. If the office building requires a water service, it must be shown on the plan. 5. The Fire Prevention Bureau requires an additional on-site fire hydrant to be located near the office • building. The following items need to be addressed: a. Final water main construction plans with profiles must be prepared by a civil engineer, approved by us and conform to standard City of Rochester requirements. b. Water mains connecting to and including any fire hydrant are considered public and must be within a 20' minimum public utility easement. c. The owner is required to enter into a City Owner Contract with the City of Rochester for the installation of the public water main. Contact the Land Development Manager(507-281-6198) at the Public Works Department for details. Please contact us at 507-280-1500 if you have questions. Very truly yours, 06M4 "AOL, Donn Richardson Water C: Doug Rovang, RPU Mike Engle, RPU Mark Baker, City Public Works Vance Swisher, Fire Prevention Bureau • Tiburon Construction, Inc. Yaggy Colby Associates Rochester Public Utilities,4000 East River Road NE,Rochester,Minnesota 55906-2813 telephone 507-280-1540 facsimile 507-280-1542 I PUBLIC WORKS DEPARTMENT —d i;a_ 0- A* � - r COUNTY o r 2122 CAMPUS DR SE-SUITE 200. ROCHESTER MN 55904-4744 www.olmstedpublicworks.com 507.285.8231 March 7, 2005 Jennifer Garness Planning Department Dear Jennifer: The Public Works Department has reviewed the Type III, Phase II, Restricted Development Preliminary Plan #05-09 by Tiburon Construction, Inc. and has the following comment: • An Olmsted County Highway Access Permit is required for the existing driveway to be relocated. Sincerely; Michael Sheehan County Engineer MTS/irs • TAPWDATA\ENGINDOCTLANZONE.DOC AN EQUAL OPPORTUNITY/AFFIRMATIVE ACTION EMPLOYER Administration Building Maintenance Surveying and Mapping Engineering Highway Maintenance Parks&Agriculture Solid Waste rpQ wr plydgr. Her rlrltvrr DATE: January 10, 2005 TO: Jennifer Garness, Planning Dept. Rochester-Olmsted Planning Dept. FROM: Bill Cook Environmental & Regulatory Affairs SUBJECT: Type III, Phase II Restricted Development Preliminary Plan#05-09. RPU's Field Services Division has completed a review of the above-referenced plan. The planned activity does not directly affect any of our current Wellhead Protection Areas. • Rochester Public Utilities,4000 East River Road NE,Rochester,Minnesota 55906-2813 telephone 507-280-1540 facsimile 507-280-1542 WETLAND COMMENTS FOR DEVELOPMENT APPLICATIONS Application Number: Type III, Phase H Restricted Development Preliminary Plan #05-09 by Tiburon Construction, Inc. ® No hydric soils exist on the site based on the Soil Survey ❑ Hydric soils exist on the site according to the Soil Survey. The property owner is responsible for identifying wetlands on the property and submitting the information as part of this application. ❑ A wetland delineation has been carried out for the property and is on file with the Planning Department. ❑ A wetland delineation is on file with the Planning Department and a No-Loss, Exemption, or Replacement Plan has been submitted to the Planning Department. ❑ A wetland related application has been approved by the City. This plan incorporates the approved wetland plan. ❑ No hydric soils exist on the property based on the Soil Survey. However, due to the location in the landscape, the property owner should examine the site for wetlands. The property owner is responsible for identifying wetlands. ❑ Other or Explanation: • From John Harford Wetlands LGU Representative