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HomeMy WebLinkAboutFinding of Fact - WestGlenSubdivision.GDP2019001 BEFORE THE COMMON COUNCIL CITY OF ROCHESTER, MINNESOTA ___________________________________ In Re: General Development Plan Findings of Fact, (2019-001) West Glen Subdivision Conclusions of Law, and Order ___________________________________ On November 4, 2019, the Common Council of the City of Rochester held a public hearing, upon notice to the public. At the November 4, 2019 public hearing, all interested persons were given an opportunity to give testimony and make presentations concerning the application. Based upon the evidence presented at the hearing, the Common Council of the City of Rochester does hereby make the following findings of fact, conclusions of law, and order. FINDINGS OF FACT 1. R.C.O. §61.215, subd. 2, provides that a general development plan must comply with all of the following 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 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 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. 2 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 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 3 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 approving body to impose modifications or conditions to the extent that such modifications or conditions are necessary to insure compliance with §61.215. 3. The Planning Department staff reviewed the General Development Plan application using the criteria found at section 61.215, subd. 2, and recommended the findings of fact as stated in their staff report. 4. Based upon its recommended findings of fact, the Planning Department staff recommended approval of the General Development Plan subject to the following conditions: 1. The GDP must be updated with the following information: a. Show 30 foot pedestrian thoroughfare through the recreational space to link pedestrian path to existing pedestrian path to the subdivision to the west. b. Encompass the entire length of “West Glen Lane” NW to its south terminus at Heritage Place NW within the boundaries of the GDP. c. Provide a street connection from “West Glen Drive” NW to the future terminus of “Hartland Drive” NW, located at the Fox Trails GDP- Phase 3/ West Glen GDP boundary. d. Identify the cul-de-sac in the northeast corner of the development as a private street rather than public right-of-way. 2. Based on the proposed 56 foot right-of-way (ROW), parking would be limited to one side for Hartman Place NW & Jordyn Circle NW, and the sidewalk design for these road segments will need to include the required ADA pedestrian passing 4 zones spaced to comply with ADA standards. 3. To address the adequacy of on and off site public facilities a new Development Agreement is required and shall be executed prior to Final Plat submittal for the first phase of development. The Agreement will act to memorialize the Owner's and City's obligations related, but not limited to: phasing of development, access, stormwater management, including any obligations for on or off-site facilities, transportation improvements, including any off-site improvements necessary to accommodate this development, pedestrian facilities, contributions for existing & future public infrastructure, and the extension of public utilities to abutting properties where applicable. 4. The applicant shall comply with the Contribution Agreement that is applicable to the subject property addressing construction obligations of Jordyn Road NW. 5. Execution of a City-Owner Contract, and dedication of all applicable public easements, is required prior to constructing public infrastructure to serve the development. 6. Ownership and perpetual maintenance of proposed “Outlot A” shall be addressed as part of the Development Agreement and Grading Plan approval. 7. Certain development charges have previously been paid for this Property. Remaining charges/fees applicable to the development of this Property for items such as WAC, SAC District 28G, Ped Facilities, Storm Water Management, Traffic Improvements, will be addressed in City-Owner Contract and or Development Agreement. 8. Grading and Stormwater Management Plan approval will be required as part of the subdivision approval process for development phases within this property, prior to the submittal of a final plat. It is noted that the existing water feature in “Outlot A” may not qualify as a storm water management facility. 9. Parkland dedication will be required concurrent with recording the Final Plat. 10. Streets and roadways shall be as provided in accordance with the fire code and the Zoning Ordinance and Land Development Manual. Emergency vehicle access roadways shall be serviceable prior to and during building construction. a) Minimum street width shall not be less than 20 feet clear drivable width. b) Streets less than 32 feet in width shall be posted “No Parking” on one side of the street. Streets less than 26 feet in width shall be posed “No Parking” on both sides of the street. c) Minimum cul-de-sac diameter shall not be less than 70 feet in diameter. 5 d) Cul-de-sacs less than 96 feet in diameter shall be posted “No Parking”. 11. A temporary turn-around capable of supporting the weight of responding fire apparatus, shall be installed at the end of West Glen Pl. NW. Dimensions for a hammerhead or temporary cul-de-sac. The temporary turn-around shall be maintained year around by the owner, until the next phase extending this roadway is initiated. 12. The number of residential lots in the West Glen Subdivision that will be accessible by only one access will be limited to 50 units until a second access is developed as proposed for the future phases of the West Glen Subdivision. 13. The water main in the northwest cul-de-sac street must be looped to West Glen Drive NW per Rochester Public Utility requirements. 14. The applicant shall be responsible for the construction of a trail improvement through the recreational space that will provide a direct linkage from the mid-block connection, on the east side of West Glen Drive NW, to the existing pedestrian trail on the neighboring subdivision to the west. 15. Prior to recording the Final Plat, the Owner shall either make applicable cash payment to the Rochester Park & Recreation Department for Boulevard Tree installation or submit a planting plan to the City Forester for a planting permit. 5. At the November 4, 2019 public hearing before the Common Council, the Applicant’s representative appeared in support of the General Development Plan application and indicated agreement with all of the recommended conditions of approval. 6. At the November 4, 2019 public hearing before the Common Council, the Common Council adopted its own the findings of fact and recommendation subject to the fifteen conditions of approval as described above. 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: 6 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 7 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 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 8 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 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 November 4, 2019, public hearing, it is hereby determined by the Common Council of the City of Rochester that General Development Plan 2019-001 complies with the requirements of §61.215, subd. 2 subject to the satisfaction of the fifteen conditions of approval as described above. 9 ORDER The Common Council of the City of Rochester, pursuant to R.C.O. §61.215, subd. 2, does hereby approve General Development Plan 2019-001 subject to the satisfaction of the fifteen conditions of approval as described above. Dated at Rochester, Minnesota this _____day of November, 2019. ____________________________________ Randy Staver President of the Rochester Common Council Approved at Rochester, Minnesota this _____ day of November, 2019. ______________________________ Kim Norton Mayor of the City of Rochester Fof.Zone15/GDP/2019-001.doc 10