HomeMy WebLinkAboutResolution No. 361-15 - 41stStreetPlazaPrjctDevelop.AboretumSpecialDistrictRESOLUTION
WHEREAS, Elton Hills Plaza West, LLC applied for an amendment to the 41st Street Plaza
Project Development Plan in the Arboretum Special District #R00001SD to allow retail, office,
personal services, and banking uses, and to amend the sign standards. The property is located at
3185 41st Street N.W.; and,
WHEREAS, the proposed development is subject to the provisions of Ordinance #2247,
which establishes the Arboretum Special District and provides for procedures for approval of
projects within the Special District. In this instance, A Type III, Phase II review procedure is
necessary for both the project development plan phase and the final development plan phase
of the review. This requires public hearings at both the Planning Commission and the City
Council. According to the R.C.O. §60.327, this application will need to be measured against
the criteria applicable for conditional use permits (Section 61.146) and also for a Restricted
Development Preliminary Plan (Section 62.708); and,
WHEREAS, with respect to R.C.O. §61.146 and assuming this application were
approved subject to conditions or modifications, the Planning Department staff suggests that
findings within this Section could not be made to support denial of this request; 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: Existing public facilities are
adequate to serve the proposed development. Any alteration to the
building or new construction of a structure triggers a final site plan,
and public facilities shall be reviewed by referral agencies through
the Final Site Plan phase. Detailed grading and drainage plans
shall also be approved prior to Final Site Plan approval or site
development plan approval.
b) Geologic Hazards: There are no known geologic hazards
associated with the development of this site.
c) Natural Features: The site has an existing drainage way on the
west side.
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d) Residential Traffic Impact: This development is not expected to
generate traffic on residential roadways. Access to the site will be
from proposed internal roadway accesses that access existing
access points on 41st Street N.W., and 31st Avenue N.W.
e) Traffic Generation Impact: A traffic analysis was completed
for this development in 2002.
f) Height Impacts: A new structure is not proposed. Freestanding
signage height would be limited to 30 feet.
g) Setbacks: Setbacks from the proposed parking from external
project boundaries exceed those that would be required in a
commercial zoning district in the City.
h) Internal Site Design: The site includes a drainage way and
15,990 square feet of landscaping (8,409 square feet of landscaping
originally required).
i) Screening and Buffering: The site is subject to boulevard
trees regulations. Individual site landscaping will need to be
identified with any Final Plan or site development plan application.
j) Ordinance Requirements: The proposal otherwise complies with
Ordinance requirements. Additional detail will be provided at the
Final Plan or site development plan review, which will provide
additional opportunity to review site plans for compliance with
applicable Ordinance requirements.
k) General Compatibility: The building orientation, height and size
appear compatible with the surrounding uses. There is an existing
large freestanding sign with reader board on the car wash property.
No changes are proposed to the building. Additional detail will be
provided at the Final Plan or site development stage, and will
provide additional opportunity to review finer details of site
compatibility.
1) Non -Vehicular and Alternate Modes of Travel: Pedestrian
access is required and shall be reviewed at the Final Plan or site
development plan stage; and,
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WHEREAS, on June 24, 2015, the Rochester Planning and Zoning Commission held a
public hearing on this amendment to the 41st Street Plaza Project Development Plan in the
Arboretum Special District, 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. The applicant should modify the Project Development Plan to state the
following regarding signage on Lot 5, Block 1:
A. Freestanding signage for this lot shall be limited to 350 total
square feet and no higher in height than 30 feet. Such signage
shall be located south of the building;
B. A total of 750 square feet of wall signage will be permitted on the
south facade of the existing building; and,
C. Other sign standards for this lot will be regulated under "C" or "D"
standards of the B-4 district, pursuant to use type.
2. Boulevard trees will be required for the development. Prior to the
development of the property, the Owner shall determine which of the two
available options, Payment Method or Install Boulevard Trees, will be
used to meet their boulevard tree obligations for each phase of
development. Once the option is slected, the Owner shall either make
applicable cash payment to the Rochester Park and Recreation
Department or submit a planting plan to the City Forester for a planting
permit prior to final development approval. Trees shall be planted every
35 feet.
3. Site development plan application submission and approval shall be
required prior to construction or installation of the proposed 16 parking
spaces south of the existing building.
4. An additional 10-foot public utility easement is required for all existing
RPU equipment.
WHEREAS, the Common Council held a public hearing on the restricted development
preliminary plan request on July 20, 2015, and permitted all interested persons to be heard; and,
WHEREAS, based upon a preponderance and substantial weight of the evidence
submitted at the July 20t" public hearing, the Common Council determines that the Applicant
satisfied the criteria of Section 62.708 if the above conditions are satisfied.
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NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Rochester
that the amendment to the 41st Street Plaza Project Development Plan in the Arboretum Special
District #R00001SD requested by Elton Hills Plaza West, LLC, to allow for retail, office, personal
services, and banking uses, and to amend the sign standards is in all things approved subject to
the above four conditions.
PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF
ROCHESTER, MINNESOTA, THIS
ATTEST:
CITY CLERK
DAY OF , 2015.
PRESIDENT OF SAID COMMON COUNCIL
APPROVED THIS DAY OF , 2015.
(Seal of the City of
Rochester, Minnesota)
Zone15\SpDistDevPlan.1504
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MAYOR OF SAID CITY