HomeMy WebLinkAboutResolution No. 078-18 - Friederichs.IncentDevelPrelim/FinalPlanR2017-035CUP
RESOLUTION
WHEREAS, Andy Friederichs applied for an Incentive Development Preliminary/Final Plan
(#R2017-035CUP) to convert an existing 15-unit multi-family building into a 25-unit multi-family
building. The property is located on the east side of Third Avenue S.E., approximately 300 feet
south of the intersection of Fourth Street S.E., and Third Avenue S.E.; and,
WHEREAS, R.C.O. §62.630 sets forth the criteria for incentive developments; and,
WHEREAS, based upon section 62.630, the Planning Department recommended the
following findings of fact:
Preliminary Development Plan Criteria:
A. Suitability of the Area: The development is an existing residential
building. The interior will be altered to create additional dwelling units,
but the shell of the building will remain the same. A three story standalone
multifamily residential building is an allowed use in the CDC-FR zoning
district with a Type III Conditional Use Permit.
The applicant has not identified natural characteristics on the site that
necessitate increased density to allow for economic development of the
site.
B. Site Design Criteria:
(1) Capacity of Public Facilities: Existing utilities exist to serve the site.
(2) Geologic Hazards: There are no known geologic hazards on this
site.
(3) Natural Features: The proposed development does not plan
exterior modifications to the existing building or site.
(4) Traffic Generation Impact: A traffic impact study was waived by City
Public Works. It is not anticipated that the development will cause the
capacity of the adjacent streets to be exceeded.
(5) Height Impacts: There is no height limit in the CDC-FR zoning
district. The existing building is 26 feet high and the development
proposal does not propose additional height. The property is
bound by parking lots on the north, south, and west side, and Third
Avenue SE, a major urban arterial, to the east. The development
does not propose exterior changes to the existing building.
The development does not propose exterior modifications to the
existing building. The existing building does not currently block
views from adjacent residential buildings.
(6) Setbacks: The proposed building complies with all required
setbacks within the proposed CDC-FR zoning district.
(7) Internal Site Design: This development is not new
construction and the shell of the existing building will remain the
same. The existing building façade is flat, without varying
architectural features or materials. The zoning district does not
require setbacks, and the existing building is built almost to the
property line. The building entrance is oriented directly onto the
public street and sidewalk. The site plan identifies a fenced
recreation area that also leads directly to the public sidewalk. The
existing parking lot is located on the side of the building, and does
not separate the building from the street.
(8) Screening and Buffering: This is an existing site that has
landscaping along the front façade and within the fenced in
recreation area. No specific landscaping is proposed on the site
plan. Staff recommends the existing landscaping be preserved
and maintained, and a Landscape and Amenities Plan be
submitted as a condition of approval.
The site is subject to the boulevard tree ordinance. The City Parks
and Recreation Department has requested that the applicant pay
for six required boulevard trees, which will be planted elsewhere in
the city. No bufferyards are required with this development. The site
identifies a screened trash enclosure, as required by the zoning code.
(9) Ordinance Requirements: The proposed development meets all
ordinance requirements except for those related to parking,
density, and mixed-use development. The issues of density and
mixed use development are addressed through the conditional use
application. The gap between the proposed number of parking
spaces and the number required by the Land Development Manual
and the requirement for landscaping to separate parking areas
from right-of-way will need a modification through section 62.712;
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(10) Non-Vehicular and Alternate Modes of Travel: The development
incorporates recreation space into the project. A Landscape and
Amenities Plan should be submitted as a condition of approval.
The building entrance and recreation space lead directly to the
public sidewalk. The building is within one block of a public bus
stop.
In their narrative the applicant has requested a “shared car”
parking reduction. No other documentation regarding the shared
car has been provided. As a condition of approval, the applicant
should provide a contract with a car share company and update the
site plan with the location of the shared car.
The narrative also states bicycle parking is provided on the west
side of the site. However, no bike rack is shown on the Site Plan.
The DMC-POZ requires the applicant to offset each vehicle parking
space reduction with a bicycle parking space. As a condition of
approval, the applicant should update the Site Plan to show at
least ten bicycle parking spaces on site.
(11) Master Planned Corridor: The site is located within the
Destination Medical Center Overlay Zone and the Destination
Medical Center Parking Overlay Zone.
DMC Design Guidelines: The following is a review of the
proposed development in comparison to applicable portions of the
DMC Design Guidelines.
A.06 Reuse and Restore Buildings
This application includes the reuse of an existing building, which
promotes sustainability according to the DMC Design Guidelines
because “an older building requires significantly less consumption
of natural resources to update than does the construction of a new
building.”
A.08 Develop Mixed Use Neighborhoods
Development of a residential use with smaller-than-average
residential units will contribute to diversity of housing options within
the DMC boundary.
C.01 Design Buildings to Establish Sense of Urban Enclosure
rd
3 Avenue SE is designated as a “zero setback street.” The
existing building is placed on the lot with a short setback to the
front property line with a direct connection from the front door to
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the public sidewalk.
C.03 Contribute to a Vibrant Streetscape
This guideline generally provides design guidance for mixed use
buildings with non-residential uses on the first floor. The existing
building on the site was originally constructed as a residential
building and will not include uses other than residential uses, so
much of this guideline is not applicable. Guidance for the
placement of building entrances every 30 feet along the building
frontage is suggested. An existing building entrance is located
along Third Avenue. The building is not intended to be retrofitted to
include additional entrances along that frontage.
C.04 Promote Quality and Permanence in Development
High-quality building materials are suggested with this guideline.
The building was constructed with a brick exterior, which is
generally considered to be a high-quality and durable material.
C.05 Design for Coherency
This guideline includes recommendations for design details like
signage, awnings, lighting, and the screening of utility, trash, and
other equipment. Individual signs are not proposed with the
application, and the development will follow Sign Standard R in the
LDM.
A trash enclosure area is located on the north side of the site
within the existing parking area that is consistent with Exterior
Storage Standard T, as required by the CDC-Fringe zoning district.
Submission of a lighting plan will be required within the conditions
of approval to show that the lighting standards of the CDC-Fringe
zoning district are met.
C.06 Design for Flexibility and Adaptability for Future Use
DMC Design Guidelines include recommendations for floor-to-floor
heights, structural spacing, and parking structure design to
increase the ability for a building to be adapted for a different use
in the future. The existing building on this site was originally
constructed as a residential building with relatively short floor-to-
floor heights, and is unlikely to redevelop as a nonresidential use.
C.07 Create Spaces for Collaboration
The DMC Design Guidelines emphasize the need for collaborative
spaces that are an extension of the public realm. Collaborative
spaces within the existing building are not proposed. However, the
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site has an existing outdoor recreation area that can serve as an
informal meeting area.
C.08 Meet Sustainable and Healthy Building Design Standards
The proposal does not show intent to pursue project review under
an existing or proposed rating system.
C.09 Connect to District Systems. There is no information in the
application related to connections to advanced
infrastructure/energy systems.
Downtown Parking Overlay Zone (DPOZ): The DMC-POZ was
approved in 2017 to replace the previous Downtown Parking
Overlay Zone (DPOZ), and to reflect the unique characteristics of
parking in the DMC District where a high level of public transit
service, centrally located public parking facilities, metered street
parking, and close proximity of different business, institutional and
public destinations facilitate much greater use of alternative modes
of travel. Within this district, private off-street parking requirements
are regulated differently than in other parts of the City.
The development proposal includes an existing surface parking lot
to the north of the existing building with 14 parking spaces. No
changes are proposed for this surface lot. There are several
recommendations and requirements within the DMC-POZ that
would not be met by the proposed development if no changes are
made to the parking area.
1. One parking space per unit is required within the DMC-POZ,
and additional parking reductions are available for proximity
to transit and for the inclusion of a shared car on-site.
Parking spaces that are reduced from the total parking
requirement must be replaced with bicycle parking spaces.
The proposal does not meet the minimum parking
requirements of the DMC-POZ including the available
parking reductions. Council may approve the development
with reduced parking as a modification through the
conditional use process.
2. The DMC-POZ recommends a maximum driveway access
width of 20 feet. The existing driveway access width is 29
feet.
3. A six-foot landscape buffer is required between the surface
parking spaces and the property line. Council may approve
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the development and waive the required landscape buffer as
part of the conditional use process.
Final Incentive Development
A. Public Facility Design: This is an existing development. Public facilities
currently exist on site and meet the requirements of the applicable
authority. Connections to this site will be required to meet RPU
standards.
B. Geologic Hazard: There are no known geologic hazards on this site.
C. Access Effect: This is an existing development with one existing 29.5
rd
foot wide driveway off 3 Avenue SE. This driveway leads to an existing
parking lot on the northern portion of the site. The recently adopted
DMC-POZ Overlay District recommends a 20 foot maximum driveway
width. This is an existing driveway that predates the adoption of the
overlay district.
D. Pedestrian Circulation: The site identifies three connections to the public
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sidewalk at 3 Avenue SE – at the main entrance to the building, as well
as from the recreation space on the south end of the site and the parking
lot on the north end of the site.
E. Foundation and Site Plantings: The site plan identifies an adequate
amount of landscaping and recreation space based on the zoning code
requirements. There is existing landscaping along the front of the
building and within the identified recreation space. A Landscaping Plan
detailing the final landscaping type and location is recommended as a
condition of approval.
F. Site Status: The building and site will be administered by one owner.
G. Screening and Bufferyards: Other than boulevard trees, bufferyards are
not required within the site. The Parks and Recreation Department has
determined that there is not adequate space to plant boulevard trees on
site, and has requested that the applicant pay for six boulevard trees to
be planted elsewhere in the city.
H. Final Building Design: This development is not new construction and the
shell of the existing building will remain the same. The existing building
façade is flat, without varying architectural features or materials.
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The zoning district does not require setbacks, and the existing building is
built almost to the property line. The building entrance is oriented directly
onto the public street and sidewalk. The site plan identifies a fenced
recreation area that also leads directly to the public sidewalk.
The existing structure is 26 feet high, which is consistent with the
surrounding area. The structure will not deny adequate sunlight to
surrounding properties.
I. Internal Circulation Areas: This development is not new construction and
the shell of the existing building will remain the same. The Public Works
Department has recommended eliminating parking space “1” as identified
on the Site Plan to allow for stacking on site. The DMC-POZ requires a 6’
landscape buffer along the entire eastern side of the parking lot. As a
condition of staff recommends the elimination of parking space “1” and
the requirement of a 6 foot landscape buffer in what is currently being
identified on the site plan as parking space “1”.
J. Ordinance Requirements: The proposed development meets all
ordinance requirements except for those related to parking, density, and
mixed-use development. The issues of density and mixed-use
development are addressed through the conditional use application. The
gap between the proposed number of parking spaces and the number
required by the Land Development Manual and the requirement for
landscaping to separate parking areas from right-of-way will need a
modification through section 62.712.
K. Non-Vehicular and Alternate Travel Modes: The development
incorporates recreation space into the project. A Landscape and
Amenities Plan should be submitted as a condition of approval.
The building entrance and recreation space lead directly to the public
sidewalk. The building is within one block of a public bus stop.
In their narrative the applicant has requested a “shared car” parking
reduction. No other documentation regarding the shared car has been
provided. As a condition of approval, the applicant should provide a
contract with a car share company and update the site plan with the
location of the shared car.
The narrative also states bicycle parking is provided on the west side of
the site. However, no bike rack is shown on the Site Plan. The DMC-
POZ requires the applicant to offset each vehicle parking space reduction
with a bicycle parking space. As a condition of approval, the applicant
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should update the Site Plan to show at least 10 bicycle parking spaces on
site.
L. Master Planned Corridor: Same analysis as provided in the Preliminary
Plan review; and,
WHEREAS, the Planning Department recommended approval of the Preliminary Plan
subject to the following conditions:
1. An updated Site Plan must be submitted with the following modifications:
A. The location of a shared car on site.
B. The location and number of bicycle parking spaces required to
offset the number of vehicle parking space reductions granted by
the DMC-POZ.
C. If a new water service is required for the planned sprinkler system,
the new water service must be shown on the plan in an approved
location and proper size.
D. The elimination of parking space “1” replaced with a six-foot
landscape buffer.
E. Correction of the site plan to show the correct sidewalk width in
front of the eastern side of the recreation space.
2. Prior to building permit approval, a Photometric Plan shall be submitted to
show that the proposed development meets the lighting standards for a
multi-family residential building in the CDC-FR zoning district.
3. Prior to building permit approval, a Landscape and Amenities Plan shall
be submitted to show the existing landscaping and amenities on site, and
a new landscape planter with proposed species that will replace the
parking space in the northeast corner of the parking area.
4. A Grading and Drainage Plan, if required by Public Works, must be
approved before issuance of a building permit.
5. Prior to building permit approval, payment shall be given to the City Parks
and Recreation Department for 6 boulevard trees.
6. Prior to building permit approval, a contract with a car sharing company,
or some other proof satisfactory to the planning department that a shared
car is proposed and will be located on site shall be submitted to the
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Planning Department. A written description of the process for reserving a
car by a tenant car must also be submitted.
7. A revocable permit will be required for any existing or proposed private
features that extend into the right-of-way.
8. An automatic sprinkler system and fire alarm system update will be
required for this development.
9. A “Knox” keyboard must be provided for this building, for emergency
access for the fire department. Keys or another method of opening any
locked gates must be provided with other building keys in the required
Knox box. Locking “Knox” fire department connection caps must be
provided to prevent unauthorized access to the FDC for the building; and,
WHEREAS, the Planning Department recommended waiver approval of the
Conditional Use Permit, Incentive Development Final Plan.
WHEREAS, the Planning and Zoning Commission held a public hearing on the Incentive
Development Preliminary/Final Plan #R2017-035 on January 24, 2018, and gave all interested
persons the opportunity to make presentations and give testimony concerning the application,
reviewed the application according to the requirements of section 62.630, adopted the Planning
Department’s recommended findings of fact, and recommended approval of the application subject
to the Planning Department’s recommended conditions of approval as stated above; and,
WHEREAS, the Common Council held a public hearing on the Incentive Development
Preliminary/Final Plan #R2017-035CUP request on February 21, 2018, and gave all interested
persons the opportunity to make presentations and give testimony concerning the application; and,
WHEREAS, based upon a substantial amount of all of the evidence and testimony
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submitted during the February 21 public hearing, the Council accepts the Planning Department’s
recommended findings of fact and conditions of approval as stated above.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Rochester
that it adopt the Planning and Zoning Commission's findings of fact and recommendation that the
Incentive Development Preliminary/Final Plan #R2017-035 requested by Andy Friederichs is
granted subject to the above nine conditions.
BE IT FURTHER RESOLVED that the Council waive the Final Plan review.
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PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF
ROCHESTER, MINNESOTA, THIS __________ DAY OF _______________, 2018.
___________________________________
PRESIDENT OF SAID COMMON COUNCIL
ATTEST: __________________________
CITY CLERK
APPROVED THIS _____ DAY OF ______________________, 2018.
__________________________________
MAYOR OF SAID CITY
(Seal of the City of
Rochester, Minnesota)
Zone15\\Incendev.17-035.prelim final
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