HomeMy WebLinkAboutFinding of Fact - AlphaProperty.GenDevelop#310Amendment
BEFORE THE COMMON COUNCIL
CITY OF ROCHESTER, MINNESOTA
___________________________________
In Re: General Development Plan Findings of Fact,
#310 Amendment Conclusions of Law,
and Order
___________________________________
On June 18, 2018, the Common Council of the City of Rochester held a public hearing,
upon notice to the public, to consider the amendment to General Development Plan #310. The
amendment seeks to rezone two vacant lots described as Lot 1, Block 2, and Lot 2, Block 1 of
Viola Heights Subdivision and 0.09 acres of adjacent vacant land from the B-1 (Restricted
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Commercial) Zoning District to the B-4 (General Commercial) Zoning District. The September 19
public hearing was continued to October 17, 2016, and to November 21, 2016.
Based upon the evidence presented at the hearing, the Common Council of the City of
Rochester does hereby adopt Planning Staff’s Findings of Fact (Exhibit A).
CONCLUSIONS OF LAW
1. R.C.O. §61.215, subd. 2, provides that the Council shall approve a general
development plan if the following criteria are satisfied:
A. The proposed land uses are generally in accord with the adopted zoning
map. If the general development plan is being processed concurrently
with a rezoning request, the general development plan and the rezoning
request must be consistent with the comprehensive plan. If the general
development plan is being processed concurrently with an amendment to
the land use plan map and a rezoning request, the land use plan map
amendment, rezoning request and general development plan must be
consistent with the policies of the comprehensive plan. If there is
inconsistency between these documents, the means for reconciling the
differences must be addressed.
B. The proposed development, including its lot sizes, density, access and
circulation are compatible with the existing and/or permissible future use
of adjacent property.
C. On-site access and circulation design for pedestrians, bicyclists, transit
vehicles and patrons and private vehicles, and integration of these
facilities with adjacent properties will support the safe travel of persons of
all ages and abilities by minimizing vehicular, pedestrian and bicycle
conflicts through the use of appropriate traffic calming, pedestrian safety,
and other design features appropriate to the context.
D. The mix of housing is consistent with adopted Land Use and Housing
Plans.
E. The proposed plan makes provisions for planned capital improvements
and streets reflected in the City of Rochester's current 6-Year Capital
Improvement Program, adopted Thoroughfare Plan, the ROCOG Long-
Range Transportation Plan, Official Maps, and any other public facilities
plans adopted by the City. Street system improvements required to
accommodate proposed land uses and projected background traffic are
compatible with the existing uses and uses shown in the adopted Land
Use Plan for the subject and adjacent properties.
F. On and off-site public facilities are adequate, or will be adequate if the
development is phased in, to serve the properties under consideration
and will provide access to adjoining land in a manner that will allow
development of those adjoining lands in accord with this ordinance.
1. Street system adequacy must be based on the street system's
ability to safely accommodate trips from existing and planned land
uses on the existing and proposed street system without creating
safety hazards, generating auto stacking that blocks driveways or
intersections, or disrupting traffic flow on any street, as identified in
the traffic impact report, if required by Section 61.523(C). Capacity
from improvements in the first 3 years of the 6-year CIP shall be
included in the assessment of adequacy.
2. Utilities are now available to directly serve the area of the
proposed land use, or that the City of Rochester is planning for the
extension of utilities to serve the area of the proposed development
and such utilities are in the first three years of the City's current 6-
Year Capital Improvements Program, or that other arrangements
(contractual, development agreement, performance bond, etc.)
have been made to ensure that adequate utilities will be available
concurrently with development. If needed utilities will not be
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available concurrent with the proposed development, the applicant
for the development approval shall stipulate to a condition that no
development will occur and no further development permit will be
issued until concurrency has been evidenced.
3. The adequacy of other public facilities must be based on the level
of service standards in Section 64.130 and the proposed phasing
plan for development.
G. The drainage, erosion, and construction in the area can be handled
through normal engineering and construction practices, or that, at the time
of land subdivision, a more detailed investigation of these matters will be
provided to solve unusual problems that have been identified.
H. Wetlands and Edge Support Areas (as defined in Chapter 59) will be
managed consistent with Chapter 59 and, where applicable, in such a
way as to maintain the quality and quantity of groundwater recharging
lower aquifers and to protect discharge, interflow, infiltration and recharge
processes taking place; provided, however, the Council may waive this
requirement under the provisions of Chapter 59.
I. The lot, block, and street layout for all development and the lot density for
residential development are consistent with the subdivision design
standards contained in Section 64.100 and compatible with existing and
planned development of adjacent parcels.
J. If the eventual platting of the area involves approval of a Type III Land
Subdivision Permit, the proposed development must satisfy one of the
following categories of development:
1. A development bounded on all sides by arterial or higher level
streets, streams or other topographic constraints, existing
development, land already included in an approved General
Development Plan, or permanent open space that limits the
inclusion of other abutting lands;
2. A development with adequate public facilities and constituting
the entire remaining service area of a major public facility
improvement (such as a trunk sewer or water tower) that has
been identified as a project in the Capital Improvement
Program;
3. A development that consists of at least 80 acres in land area
regardless of ownership or interest, and consists of all lands for
which the applicant has ownership or interest; or
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4. A development for which a development agreement has been
executed by the owner and the city for the entire property
included in the proposed general development plan. The
development agreement must have been drafted based on the
development of the property occurring as proposed in the
general development plan.
K. The Plan is in compliance with the Comprehensive Plan, and the
Complete Streets policy of the City.
L. Where specific building footprint or layouts are identified on the Plan; the
Plan demonstrates that pedestrian access to the customer/tenant
ingress/egress locations in of the building(s), from facilities in both the
public right-of-way, and off-street parking areas that serves the use are
designed to minimize bicycle, pedestrian and vehicular conflicts.
2. R.C.O. §60.532 (5) authorizes the Council to impose conditions on its approval of a
general development plan.
3. By a substantial amount of the evidence and testimony presented at the June 18,
2018, public hearings, it is hereby determined by the Common Council of the City of Rochester
that the amendment to General Development Plan #310 does comply with the requirements of
§61.215, subd. 2.
ORDER
The Common Council of the City of Rochester, pursuant to R.C.O. §61.215, subd. 2, does
hereby approve the amendment to General Development Plan #310 subject to the following
conditions:
1. All conditions from the original 2014 GDP are carried over and shall be satisfied as
necessary prior to development of the site.
2. A revised Site Plan identifying additional right of way along the 50th Avenue NW /
Badger Hills Drive NW roundabout and Alpha Parkway / Badger Hills Drive NW
roundabout, to allow for future right turn lanes, per the submitted traffic study
(Corridor Traffic Study, Badger Hills Drive, 25 July 2012), is required with the
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Preliminary Plat for the site or Site Development review (whichever is first).
3. Prior to approval of the Preliminary Plat, or Site Development, a further review of the
46th Avenue NW and Alpha Parkway intersection will be required to the satisfaction of the
City’s Transportation Planner.
4. An updated Wetland Delineation will be required prior to development review.
Dated at Rochester, Minnesota this _____ day of ______________, 2018.
____________________________________
Randy Staver
President of the Rochester Common Council
Approved at Rochester, Minnesota this _____ day of ________________, 2018.
______________________________
Ardell F. Brede
Mayor of the City of Rochester
FOF.Zone15\\GDP\\310 Amd
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R00310GDPPage 1
Rochester-Olmsted Planning Department
ROCHESTER PLANNING AND ZONING COMMISSION May 23, 2018
Prepared by:Rochester-Olmsted Planning Department Staff
Request:General Development Plan Amendment #R00310GDP by Alpha Realty of
Rochester, LLC, known as the Alpha Property. The amendment would
change the uses of 52.43 acres from low-density residential to other uses
including multi-family residential, community space, parkland, and
stormwater management.
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Location:The site is located north of Alpha Parkwayand east of 50Avenue NW.
Applicant:Alpha Realty of Rochester, LLC –Daniel Penz
Consultant: WSB & Associates, Inc. -William E. Tointon
ACTION ITEMS
Summary of Action:Staff Recommendation:
Amend the Alpha General Development Plan Approval with conditions
(R00310GDP) to allow medium density
residential uses on 52 acres of property
BACKGROUND INFORMATION& SUMMARY
The applicant proposes a Land Use Plan Amendment (R2018-002LUPA), Zoning Map
Amendment (R2018-004ZC) and General Development Plan Amendment (R00310GDP). The
three applications will be considered concurrently, but each application will have a separate
staff report,and will require a separate motion by the Planning Commission and City Council.
The Alpha General Development Plan (GDP)was originally approved by City Council in 2014.
The GDP area is approximately 120 acres in size, with a mix of low-densityresidential uses
and medium density residential uses.The amendment proposes medium-density residential
uses on 52.43 acresthat was originally approved for low-density residential uses. The
amendment area is located north of Alpha Parkway. This staff report will concentrate on the
52.43 acresof proposed change in use.
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Three phases of future medium density development are proposed with this amendment. The
first phase (POD A) identifies 8.8-acres of community space and a storm water management
area. Each phaseof development is between 10.7-acres and 12.5-acresin size, and proposes
densities of 16-20 units/acre. The plan also identifies a private interior roadnetwork which
will provide internalaccess to each phase of development.
Past Approvals andDevelopment:
The original General Development Plan (R00310GDP) was approved in 2014 concurrent with a
Land Use Plan Amendment (R2014-003LUPA)Zone Change(R2014-006ZC), and Annexation
Petition (R2014-001ANX). The LUPA and Zone Change applications requested a medium-
density residential land use designation and an R-3, Medium Density Residential, zoning
district designation, on approximately 27-acres south of Alpha Parkway.
In 2015, a Site Plan for the Pines at Badger Hills Apartments (R2015-031SDP) was approved
for two, three story, multi-family residential buildings within the GDP area. The multi-family
residential buildings are located within the original GDP area, south of Alpha Parkway.
In April 2018, the remaining 90 acres of land was approved by City Council to be annexed into
to City (R2018-001ANX).
DEVELOPMENT REVIEW
Land Use:The property is currently undeveloped. The site is
identified as “low-density residential” on the Rochester
Land Use Map.
There is a Land Use Plan Amendment (LUPA) application
being considered concurrent with the GDP amendment.
The LUPA proposes a “medium density residential” land
use designation for the site.
The GDP Amendment proposes densities of 16-20 units
per acre. If the LUPA is approved, the land use and
densities identified on the GDP Amendment will be
consistent with the Land Use Map.
Zoning District:The site was annexed into the City of Rochester (R2018-
002ANX)in April 2018. The site iszoned R-1x, Mixed
Single Family, Extra.
A Zone Change applicationis being considered concurrent
with this application. The Zone Change application
requests R-3, Medium Density Residential,zoning.
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If the Zone Change is approved, the land uses and zoning
district identified in the GDP amendment will be
consistentwith the Rochester Zoning Map.
Adjacent Land Use&Zoning:To the northof the GDP siteis the Northern Hills Golf
Course.
To the eastof the GDP site isHy-Vee West and associated
gas station, as well s undeveloped lots, zoned B-4 General
land use
Commercial,with an underlying commercial
designation.
To the southeastof theGDPsite is undeveloped land,
zoned R-3, with a medium density residential land use
designation.
To the southwest of the GDP site is undeveloped land,
zoned R-1x, Mixed Single Family, Extra, with a low-
density residential land use designation.
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To the westof theGDPsite is 50Avenue NW. Across
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50Avenue NWis vacant land, in the Highland Preserve
Special District, with a low density residential land use
designation.
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Streets and Access:The site will take access from Alpha Parkway and 50
Avenue NW.
A private interior street will provide access for each phase
of development. The design and layout of the internal
road system is conceptualand more details will be
required as part of development review.
A Traffic Study was submitted with the application. The
study recommendssetting aside additional right-of-way
(ROW) forfuture right turn lanesat Badger Hills Drive
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NW /50Avenue NW roundabout and Alpha Parkway /
Badger Hills Drive NW roundabout.
The City’s Transportation Plannerhas reviewed the
studyand will require additional reviewfor an access
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point north of the intersectionof 46Avenue NW and
Alpha Parkway.This review will be requiredprior to the
2122 Campus Drive SE, Suite 100, Rochester MN 55904
507 328-7100
=www.rochestermn.gov
www.co.olmsted.mn.us
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platting or site development. See May 15, 2018,email
from Charlie Reiter, in referral comments.
Public Works has reviewed the study and has requested
theadditional ROW dedicationdescribed in theTraffic
Study beshown on a revised GDP.
Afutureaccess will be required to connect the Northern
Hills Golf Courseto Alpha Parkway, to accommodate a
medium closure on West Circle Drive (the current golf
course access). The GDP amendment identifies a future
connection from the Northern Hills Golf Courseto Alpha
Parkway, via a lot to the east, not located within this GDP
site.
This access was identified in the development review for
the Northern Hills Commercial Park, General Development
Plan (R00297GDP), an approved general development
plan directly to the east.
Public Facilities:Sidewalks will be requiredalong both sides of all new
public streets.
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There is an existing trail along 50Avenue NW, and along
Alpha Parkway that will extendto the eastas construction
of Alpha Parkway continues.
There is an existing Development Agreement and a First
Supplemental Amendment Agreement that are applicable
to the site. Development will be subject to the terms of
these agreements. A Second Supplemental Agreement
may be required to address ownership and maintenance
of any approved facilities.
Drainage:An approved Grading and Drainage Plan will be required
with development of the site.
A 6.6-acre stormwater management area is identified on
the GDP amendment.
Generally, the property will drain from north to south.
Wetlands / Decorah Edge:This plat is not within the Decorah Edge Study.
The soil survey identifies two areas of hydric soils on the
site. In 2013, a wetland delineation (R2013-003WET)
2122 Campus Drive SE, Suite 100, Rochester MN 55904
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determined that wetlands are located inthe southwest
corner of the site. Prior to development of the area, an
updated wetland delineation will be required.
Public Utilities:This property is within the Northwest High-Level Water
System Area, which is available along Alpha Parkway.
There isalso an existing 12-inchwater main crossing 50th
Avenue NW at the extreme northwestcorner of this
property that is designed for a future connection on both
sides.
Static water pressures within this area will range from the
mid-40s PSI (pounds per square inch) to the upper 80s-
PSI depending on final site grades.
A 12-inch water main loop must be made from the 12-
inch main within Alpha Parkway to the crossing at the
northwest corner of the property with the total
development of this property. The water main must also
be looped between the pods and water mains must be
extended to adjacent properties per the requirement of
Rochester Public Utilities.
Parks:Parkland dedication will be required residential
development of the site.
The GDP amendment identifies an 8.6-acre area of
“Community Space” and a 2.17-acre area of “Open
Space”.
Badger Hills Park is located approximately 0.3 miles south
of the proposed site.
STAFF ANALYSIS AND FINDINGS
Paragraph 61.215 of the Rochester Zoning Ordinance and Land Development Manual lists the
Criteria for approval of a general development plan. Staff’s suggested findings are in boldprint.
Criteria A.The proposed land uses are generally in accord with the adopted zoning map. If the
general development plan is being processed concurrently with a rezoning request,
the general development plan and the rezoning request must be consistent with the
comprehensive plan. If the general development plan is being processed
concurrently with an amendment to the land use plan map and a rezoning request,
the land use plan map amendment, rezoning request and general development plan
must be consistent with the policies of the comprehensive plan.If there is
2122 Campus Drive SE, Suite 100, Rochester MN 55904
507 328-7100
=www.rochestermn.gov
www.co.olmsted.mn.us
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inconsistency between these documents, the means of reconciling the difference
must be addressed.
This General Development Plan (GDP) amendment is being considered
concurrent with a Land Use Plan Amendment (R2018-002LUPA)
application for ta“Medium Density Residential”land use designation, and
a Zone Change application to the R-3, Medium-Density Residential, zoning
district (R2018-004ZC).
If the LUPA and Zone Change applications are approved, the proposed
land uses identified on the GDPamendment applicationwill be consistent
with the Rochester Land Use MapandZoning Map.
Staff recommendsapproval of the LUPA and Zone Change applications
based on the findings provided in the Land Use Plan, and policies
identified in the newly adopted Comprehensive Plan.
Criteria B.The proposed development, including its lot sizesand density are compatible with
the existing and/or permissible future use of adjacent property.
The proposed development appears to be compatible with the existing
uses on adjacent properties. To the south of the site is The Pines at
Badger Hills Apartments, a three story multi-family residential building,
in the R-3 zoning district.
Criteria C.On-site access and circulation design for pedestrians, bicyclists, transit vehicles and
patrons and private vehicles, and integration of these facilities with adjacent
properties will support the safe travel of persons of all ages and abilities by
minimizing vehicular, pedestrian and bicycle conflicts through the use of appropriate
traffic calming, pedestrian safety, and other design features appropriate to the
context.
On-site access and circulation design for pedestrians, bicyclists and
vehicles will be reviewed when a detailed development proposal is
submitted for developmentreview.
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The GDP identifies existingaccess from Alpha Parkway and 50Avenue
NW. Sidewalks will be required on both sides of all proposed public
streetsA future access is shown on Alpha Parkway, approximately
1200-feet to the east of the existing access.The plan also identifies a
private internal road system that will provide access to the different
phases of development.
2122 Campus Drive SE, Suite 100, Rochester MN 55904
507 328-7100
=www.rochestermn.gov
www.co.olmsted.mn.us
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There is an existing trail that runs parallel to 50Avenue NW, and along
Alpha Parkway, that will continue to the east as Alpha Parkway is
constructed.
A Traffic Impact Report was completed in 2012. The report indicates
that the change in use will increase traffic trips an additional 7.7%. The
study also recommends setting aside additional right of way for future
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Avenue NW
right turn lanesat the Badger Hills Drive NW /50
roundaboutand the Alpha Parkway /Badger Hills Drive NWroundabout.
The Public Works Department is satisfied with this trafficanalysis,
subject to the additional ROW dedication, as outlined in the study.
Prior to approval of the Preliminary Plat, or Site Development, a further
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AvenueNW and Alpha Parkway intersection will be
review of the 46
required to the satisfaction of the City’s Transportation Planner.
Criteria D.The mix of housing is consistent with adopted Land Use and Housing Plans.
Developing the area with a mix of low density andmedium density
development would be consistent with the Land Use Plan and Housing
Plan.
The Rochester Land Use Planand Housing Planencourages development
with a range of densities and development styles. There is existing
detached single-family housing approximately 0.2 miles south of the site.
Adjacent to the site is undeveloped land zoned R-1 and R-1x, which will
allow for single family, and duplex housing optionsin the future. There is
a multi-family development to the south.
Criteria E. The proposed plan makes provisions for planned capital improvements and streets
reflected in the City of Rochester's current 6-Year Capital Improvement Program,
adopted Thoroughfare Plan, the ROCOG Long-Range Transportation Plan, Official
Maps, and any other public facilities plans adopted by the City. Street system
improvements required to accommodate proposed land uses and projected
background traffic are compatible with the existing uses and uses shown in the
adopted Land Use Plan for the subject and adjacent properties.
A Traffic Impact Report was completed in 2012. The report indicates
that the change in use will increase traffic trips an additional 7.7%. The
study also recommends setting aside additional right of way for future
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right turn lanes at the Badger Hills Drive NW / 50Avenue NW
roundabout and the Alpha Parkway / Badger Hills Drive NW roundabout.
2122 Campus Drive SE, Suite 100, Rochester MN 55904
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www.co.olmsted.mn.us
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The Public Works Department is satisfied with this traffic analysis,
subject to the additional ROW dedication, as outlined in the study.
Prior to approval of the Preliminary Plat, or Site Development, a further
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review of the 46AvenueNW and Alpha Parkway intersection will be
required to the satisfaction of the City’s Transportation Planner.
Criteria F.On and off-site public facilities are adequate, or will be adequate if the development
is phased in, to serve the properties under consideration and will provide access to
adjoining land in a manner that willallow development of those adjoining lands in
accord with this ordinance.
1)Street system adequacy shall be based on the street system's ability to safely
accommodate trips from existing and planned land uses on the existing and
proposed street system without creating safety hazards, generating auto stacking
that blocks driveways or intersections, or disrupting traffic flow on any street, as
identified in the traffic impact report, if required by Section 61.523(C). Capacity
from improvements in the first 3 years of the 6-year CIP shall be included in the
assessment of adequacy.
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The development will be served by Alpha Parkway and 50Avenue NW.
A private road network will provide access throughout the site and
connect the separate phases of development. This private road network
is conceptual and will require more detailed review when a development
application is submitted.
A Traffic Impact Report was completed in 2012. The report indicates
that the change in use will increase traffic trips an additional 7.7%. The
study also recommends setting aside additional right of way for future
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right turn lanes at the Badger Hills Drive NW / 50Avenue NW
roundabout and the Alpha Parkway / Badger Hills Drive NW roundabout.
The Public Works Department is satisfied with this traffic analysis,
subject to the additional ROW dedication, as outlined in the study.
Prior to approval of the Preliminary Plat, or Site Development, a further
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review of the 46AvenueNW and Alpha Parkway intersection will be
required to the satisfaction of the City’s Transportation Planner
2)Utilities are now available to directly serve the area of the proposed land use, or
that the City of Rochester is planning for the extension of utilities to serve the area
of the proposed development and such utilities are in the first three years of the
City's current 6-Year Capital Improvements Program, or that other arrangements
(contractual, development agreement, performance bond, etc.) have been made to
ensure that adequate utilities will be available concurrently with development. If
2122 Campus Drive SE, Suite 100, Rochester MN 55904
507 328-7100
=www.rochestermn.gov
www.co.olmsted.mn.us
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needed utilities will not be available concurrent with the proposed development, the
applicant for the development approvalshall stipulate to a condition that no
development will occur and no further development permit will be issued until
concurrency has been evidenced.
There are utilities available to serve the site.
3)The adequacy of other public facilities shall be based on the level of service
standards in Section 64.130 and the proposed phasing plan for development.
There are public facilities available to serve the site. Detailed construction
plans will need to be approved foreach phase of development forall
infrastructure improvements.
Criteria G.The drainage, erosion, and construction in the area can be handled through normal
engineering and construction practices, or that, at the time of land subdivision, a
more detailed investigation of these matters will be provided to solve unusual
problems that have been identified.
An approved Grading and Drainage Planis required with site
development. A 6.6-acre storm water management area is identified on
the Plan.
Criteria H.Wetlands and Edge Support Areas (as defined in Chapter 59) will be managed
consistent with Chapter 59 and where applicable, in such a way as to maintain the
quality and quantity of groundwater recharging lower aquifers and to protect
discharge, interflow, infiltration, and recharge processestaking place, provided,
however, that the Council may waive this requirement under the provisions of
Chapter 59.
This plat is not within the Decorah Edge study area.
The soil survey identifies two areas of hydric soils on the site. In 2013, a
wetland delineation (R2013-003WET) determined that wetlands are
located in the southwest corner of the site, near the Alpha Parkway /
Badger Hills Drive NW roundabout. Prior to development of the area, an
updated wetland delineation will be required.
Criteria I.The lot, block, and street layout for all development and the lot density for residential
development are consistent with the subdivision design standards contained in
Section 64.100and compatible with existing and planned development of adjacent
parcels.
The GDP identifies three phases of medium density development. The
densities identified on the plan are consistent with the LUPA and Zone
2122 Campus Drive SE, Suite 100, Rochester MN 55904
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www.co.olmsted.mn.us
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Change applications that are being considered concurrent with the GDP
Amendment.
The densities identified on theplan are consistent with the development
densities of the multi-family residential building to the south.
Criteria J.If the eventual platting of the area involves approval of a Type III Land Subdivision
Permit, the proposed development must satisfy oneof the following categories of
development:
1.A development bounded on all sides by arterial or higher level streets, streams
or other topographic constraints, existing development, land already included in
an approved General Development Plan, or permanentopen space that limits the
inclusion of other abutting lands:
2.A development with adequate public facilities and constituting the entire
remaining service area of a major public facility improvement (such as a trunk
sewer or water tower) that has been identified as a project in the Capital
Improvement Program;
3.A development that consists of at least 80 acres in land area regardless of
ownership or interest, and consists of all lands for which the applicant has
ownership or interest; or
The GDP area is approximately 120 acres.
4.A development for which a development agreement has been executed by the
owner and the city for the entire property included in the proposed general
development plan. The development agreement must have been drafted based
on thedevelopment of the property occurring as proposed in the general
development plan.
A Development Agreement and First Supplemental Agreement exists
for this site. A Second Supplemental Agreement may be required to
address ownership and maintenance of any approved facilities.
Criteria K.The Plan is in compliance with the Comprehensive Plan, and the Complete Streets
policy of the City.
The proposed medium density residential development identified on the
GDP is consistent with policies and characteristics outlined in thenewly
adopted Comprehensive Plan. The site has convenient access to weekday,
weeknight, weekend, and holiday public transit, is situated along a Major
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Arterial (50Avenue NW) and a Local Collector (Alpha Parkway), and is
in close proximity to employment centers, and park and recreation areas.
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Sidewalkswill be required along all new local streets proposed in the plan,
in order to maintain a connected network of facilities. There is an existing
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trail that runs parallel to 50Avenue NW, and along Alpha Parkway,
which willcontinue to the east as Alpha Parkway is constructed.
Criteria L. Where specific building footprint or layouts are identified on the Plan; the Plan
demonstrates that pedestrian access to the customer/tenant ingress/egress locations
in of the building(s), from facilities in both the public right-of-way, and off-street
parking areas that serves the use are designed to minimize bicycle, pedestrian and
vehicular conflicts.
Building footprints are not identified on the Plan.
STAFF RECOMMENDATION
Staff recommends approval of the GDP. If approved, Staff recommends the General
Development Plan be subject to the following conditions/modifications:
1.All conditions from the original 2014GDP are carried over and shall be satisfied as
necessary prior development of the site.
2.The GDP must be updated prior to approval at City Council with the following
information:
a.Identify the proposed Land Usein the phased POD areas as “Proposed Medium-
Density Residential”
b.Identify the proposed Land Use in areas identified with an R-1x zoning district
designation, as “Low-Density Residential”
c.Clearly outline and label all wetlands on the site plan.
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d.Identify the trails along 50Avenue NW and Alpha Parkway.
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3.A revised Site Plan identifying additional right of way along the 50
Avenue NW /
Badger Hills Drive NW roundabout and Alpha Parkway / Badger Hills Drive NW
roundabout, to allow for future right turn lanes, per the submitted traffic study
(Corridor Traffic Study, Badger Hills Drive, 25 July 2012), is required with the
Preliminary Plat for the site or Site Development review (whichever is first).
4.Prior to approval of the Preliminary Plat, or Site Development, a further review of
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the 46AvenueNW and Alpha Parkway intersection will be required to the
satisfaction of the City’s Transportation Planner.
5.An updated Wetland Delineation will be required prior to development review.
ATTACHMENTS
2122 Campus Drive SE, Suite 100, Rochester MN 55904
507 328-7100
=www.rochestermn.gov
www.co.olmsted.mn.us
R00310GDPPage 12
1.Map
2.Staff Report
3.GDP Amendment Exhibit
4.GDP Narrative
5.Referral Comments
6.Development Informational Meeting Minutes
2122 Campus Drive SE, Suite 100, Rochester MN 55904
507 328-7100
=www.rochestermn.gov
www.co.olmsted.mn.us