HomeMy WebLinkAboutResolution No. 039-14 Few,....,._ ......._�1...... �..�....... .....w._..�. _ _ �:�,<
RESOLUTION
WHEREAS, Med City Hospitality Group applied for a Type III, Phase II Incentive
Development Preliminary Plan (#R2013-032CUP) to permit the construction of a four story, 91-
unit Fairfield Inn & Suites hotel in the northeast corner of 17th Avenue N.W., and fourth Street
N.W. The.applicant has also requested a Design Modification (R2013-008 and 009) to allow for
a building height of 52 feet, ten inches and for the reduction of seven parking spaces; and,
WHEREAS, the legal description for the property affected by the application is as follows:
That part of the Southeast Quarter of Section 34, Township 107 North, Range 14
West, Olmsted County, Minnesota, described as follows:
Commencing at the northwest corner of said Southeast Quarter; thence North 88
degrees 42 minutes 00 seconds East, assumed bearing, along the north line of
said Southeast Quarter, a distance of 669.05 feet for a point of beginning; thence
South 01 degree 18 minutes 00 seconds East, 58.47 feet; thence South 88
degrees 22 minutes 55 seconds West, 8.86 feet; thence South 01 degree 37
minutes 05 seconds East, 114.12 feet; thence North 88 degrees 22 minutes 55
• seconds East, 1.10 feet; thence South 01 degree 12 minutes 48 seconds East,
35.40 feet; thence South 88 degrees 22 minutes 55 seconds West 0.85 feet;
thence South 01 degree 37 minutes 05 seconds East, 19.00 feet; thence South 88
degrees 42 minutes 00 seconds West, 145.67 feet; thence South 01 degree 18
minutes 00 seconds East, 54.84 feet; thence South 60 degrees 18 minutes 00
seconds West, 52.83 feet; thence South 01 degree 18 minutes 00 seconds East,
23.00 feet to the north line of Fourth Street Northwest; thence South 88 degrees
42 minutes 00 seconds West along said north line and its westerly extension,
191.34 feet to the centerline of Trunk Highway No. 52; thence North 01 degree 18
minutes 00 seconds West, along said centerline, 330.00 feet to the north line of
said Southeast Quarter of Section 34; thence North 88 degrees 42 minutes 00
seconds East, along said north line, 391.40 feet to the point of beginning.
EXCEPT that part of the Northwest Quarter of the Southeast Quarter of Section
34, Township 107 North, Range 14 West, shown as Parcel 9 on Minnesota
Department of Transportation Right of Way Plat Numbered 55-42 as the same is
on file and of record in the office of the County Recorder in and for Olmsted
County, Minnesota.
Said tract contains 1.66 acres more or less; and,
WHEREAS, the project is being proposed through the Incentive Development Conditional
use Permit process because the development exceeds the permitted floor area-ratio in the B-4
zoning district; 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 as to the Incentive Development application:
Preliminary Development Plan Criteria:
A. Suitability of the Area: The site for the proposed development is
72,425.49 square feet or 1.66 acres. There is an existing hotel on site
already and there is another hotel less than 1,000 feet from the proposed
lot in which the Fairfield Inn and Suites is to be constructed.
B. Site Design Criteria:
(1) Capacity of Public Facilities: Utilities are available to serve the
proposed development.
(2) Geologic Hazards: The site is identified as the AE Zone per the
1995 and 1998 FEMA FIRM Panel, however the proposed FEMA
FIRM Maps (not yet available to the public) shows this area to be
out of the AE Zone and within Zone X, which are areas of a .2
percent chance of flood.
• (3) Natural Features: The site has approximately two feet in elevation
change from the northwest corner to the southeast corner from 1002
to 1004.
(4) Traffic Generation Impact: The anticipated amount of traffic
that will be generated by the proposal is 811 daily trips (91 rooms x ,
8.92 avg. daily trips) or 63.7 p.m. peak hour trips (91 rooms x .70)
based on all rooms being occupied.
(5) Height Impacts: This project proposes a 4-story hotel with a
majority of the building height at 42'-6". The highest part of the
building is 52'-10" and only occurs in two locations of the facade.
There are no single family residences within 200 feet of the site.
The hotel will not deny adequate sunlight to the surrounding
property.
(6) Setbacks: All setback requirements are met within the B-4
(General Commercial) Zoning District at a 22'-0" front yard setback.
(7) Internal Site Design: There appears to be adequate building
separation to open spaces and street frontages through the use of
landscaping, patios, and public walks. The building is oriented
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towards the south but allows for a Large enough site distance to put
the focal point on the city trail and other natural features rather than
the hotel.
(8) Screening and Buffering: The applicant is proposing a
detailed Landscape Plan identifying the landscape area that will be
on the site. There will be landscaping all around the perimeter of
the building, along all of the property lines, as well as landscaped
islands within the parking lot.
(9) Ordinance Requirements: The development does exceed the
minimum landscape area requirements for the B-4 Zoning District.
However, the proposal is short on 'parking by seven spaces and is
12'-10" higher than the maximum height allowed. (The parking and
height regulations can be met through the Design Modification
process).
(10) Non-Vehicular and Alternate Modes of Travel: A sidewalk
connection is provided to the public sidewalk on 4th Street NW and
17th Avenue NW that will connect to the front entrance of the hotel.
There are also bike racks labeled',and shown on the site plan on
the north side of the building which will be designated for loaner
bikes that hotel guests could use for recreational or functional trips
• to nearby trails, restaurants, etc.
(11) Properties located in planning area for which a detailed Master
Plan has been adopted by the Council. Not applicable; and,
WHEREAS, the Planning Department recommended the following conditions of approval
if the Incentive Development application were approved:
1. The Fire Prevention Bureau will need to comment on the location of the
existing fire hydrants as they relate to protection of this building. If they
require an additional fire hydrant, it along with the connecting main and
valve must be shown on the final plan.
2. The properly sized water service must be shown on the final plan.
3. The existing unused four-inch water service must be abandoned at the
point of service (tee near the southeast corner) per City requirements.
4. Boulevard trees are required for the development. Trees shall be planted
every 35 feet (12 trees required).
5. Grading and Drainage Plan approval is required for this application.
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6. Execution of a Contribution Agreement is needed to address the Owner's
obligation for constructing / paying for the widening of 17th Ave NW to 28
ft wide along the entire frontage of the property.
7. Construction of pedestrian facilities is required along the public road
frontage as indicated on the site plan. Execution of a Pedestrian Facilities
& Right-of-Way Maintenance Easement is needed to address the portion
of the proposed public concrete sidewalk along 17th Ave NW that will be
outside the current public right-of-way.
8. Execution of a City-Owner Contract and dedication of applicable public
utility easements will be required if the extension of new public watermain
/ hydrant is required for this project.
9. Development of this property is subject to a Plant Investment Fee (PIF)
that will be calculated and collected through the Building Permit review
and approval process.
10. Prior to development, a detailed lighting plan, including illumination levels
at the property lines shall be submitted to the Planning Department for ds
review. The lighting must meet standard "C" in Section 63.210 of the
• Land Development Manual.
11. The Council's actions in approving this development occur in response to
the applicant's or his/her representative's oral and written representations
as to the appearance of the building design, exterior facade, and
landscaping. As such, the applicant must not deviate from the appearance
of the building design, exterior facade and landscaping as originally
presented to the Council without the Council's prior approval.
12. There is a recorded access with the adjacent property to the south and east
along the south side of the property that needs to be addressed and shown
on the site plan; and,
13. Written agreement with the City of Rochester is required that states
additional parking spaces up to the total spaces required (in this case
seven) shall be provided at the owner's expense should the zoning
administrator determine that the total required parking spaces are
necessary to satisfy the actual needs of the use (in this case 91), per
Design Modification R2013-009DM; and,
WHEREAS, on February 3, 2014, the Common Council held a public hearing on the
Incentive Development Preliminary Plan (#R2013-032CUP) and gave all interested persons the
opportunity to make presentations and give testimony concerning the application; and,
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WHEREAS, at the February 3�d public hearing, the applicant's representative agreed with
all of the Commission recommended conditions of approval; and,
WHEREAS, based upon all of the evidence and testimony submitted during the February
3�d public hearing, the Council accepts the Planning and Zoning Commission's recommended
findings of fact and conditions of approval.
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 that the
Incentive Development Preliminary Plan (#R2013-032CUP) requested by Med City Hospitality
Group is granted subject to the above 13 conditions as amended by the Planning and Zoning
Commission.
BE IT FURTHER RESOLVED that the Council waive the Final Plan review phase of this
application.
PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF
ROCHESTER, MINNESOTA, THIS DAY �� _, 2014.
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.�OATTEST: PRESIDE T SAID COMMON COUNCIL
CITY CLERK (�
APPROVED THIS / DAY OF -e���a , 2014.
MAYOR OF SAID CITY
(Seal of the City of
Rochester, Minnesota)
Zone 10\Incendev.13-032.prelim
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