HomeMy WebLinkAboutResolution No. 501-14 501-14 F3
RESOLUTION
WHEREAS, Madonna Towers of Rochester requested an amendment to the Planned
Unit Development for Madonna Towers to add a 16-unit assisted living facility on the property.
The facility would be one story and approximately 12,000 square feet. The property is located
along the south side of 41st Street N.W., and along the west side of 19th Avenue N.W., in
Rochester, Minnesota. The proposed facility would be located in the southeast corner of the
property; and,
WHEREAS, the City Planning and Zoning Commission, at its October 22, 2014, meeting
reviewed the proposed amendment in light of the criteria provided by section 62.708 of the
Rochester Code of Ordinances and made the following findings of fact:
62.708 Criteria for Type III Developments: In determining whether to
approve, deny, or approve with conditions an application, the Commission and
Council shall be guided by the following criteria:
1) Preliminary Development Plan Criteria:
a) Capacity of Public Facilities: The existing or future planned
utilities in the area are adequate to serve the proposed
development. Construction plans, conforming to standard City
• of Rochester requirements, will need to be reviewed and
approved by the City. Specific plans for utility extension or
connection will need to be approved at a future time. If the
extension of public watermain, and/or the addition of
hydrant(s) is required for this project, then execution of a City-
Owner Contract, and dedication of an applicable public utility
easement, will be required prior to construction.
b) Geologic Hazards: The existence of areas of natural or geologic
hazard, such as unstable slopes, sinkholes, floodplain, etc., have
been identified and the development of these areas has been
taken into account or will be addressed in the Phase II plans. This
site is not known to contain any of the listed geologic hazards.
c) Natural Features: For developments involving new construction,
the arrangement of buildings, paved areas and open space has, to
the extent practical, utilized the existing topography and existing
desirable vegetation of the site. This site is relatively level. The
proposed additions will eliminate some existing landscaping,
including trees and planting area, but new landscape area will
be created as well as new sidewalk connections.
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d) Residential Traffic Impact: When located in a residential area,
the proposed development:
1) Will not cause traffic volumes to exceed planned capacities
on local residential streets;
2) Will not generate frequent truck traffic on local residential
streets;
3) Will not create additional traffic during evening and nighttime
hours on local residential streets;
a) The proposed amendment will not cause traffic
volumes to exceed planned capacities on local
residential streets.
b) This proposal will not generate frequent truck
traffic on local residential streets.
c) The proposal will likely not create a substantial
amount of traffic curing evening and nighttime
hours on local residential streets.
• e) Traffic Generation Impact: Anticipated traffic generated by the
development will not cause the capacity of adjacent streets to be
exceeded, and conceptual improvements to reduce the impact of
access points on the traffic flow of adjacent streets have been
identified where needed. The anticipated traffic generated by
the development should not cause the capacity of the adjacent
streets to be exceeded.
f) Height Impacts: For developments involving new construction,
the heights and placement of proposed structures are compatible
with the surrounding development. Factors to consider include:
1) Will the structure block sunlight from reaching adjacent
properties during a majority of the day for over four (4)
months out of the year;
2) Will siting of the structure substantially block vistas from the
primary exposures of adjacent residential dwellings created
due to differences in elevation.
is
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The height of the structure will not block sunlight from
the adjacent properties. This addition is planned to be
one story.
g) Setbacks: For developments involving new construction,
proposed setbacks are related to building height and bulk in a
manner consistent with that required for permitted uses in the
underlying zoning district. The setbacks exceed those which
would be required for a congregate housing or
nursing/personal care facility developed in the R-4 district. At
the closest point the structure is setback approximately 38
feet from the property line.
h) Internal Site Design: For developments involving new
construction, the preliminary site layout indicates adequate building
separation and desirable orientation of the buildings to open
spaces, street frontages or other focal points. The building
orientation allows for the connection of interior sidewalks that
connect to the various buildings on the property.
i) Screening and Buffering: The conceptual screening and
bufferyards proposed are adequate to protect the privacy of
• residents in the development or surrounding residential areas from
the impact of interior traffic circulation and parking areas, utility
areas such as refuse storage, noise or glare exceeding permissible
standards, potential safety hazards, unwanted pedestrian/bicycle
access, or to subdue differences in architecture and bulk between
adjacent land uses. There is an area of mature trees located to
the west and northwest that will buffer the proposed addition
from the adjacent residential uses to the west.
j) Ordinance Requirements: The proposed development includes
adequate amounts of off-street parking and loading areas and, in
the case of new construction, there is adequate landscaped area to
meet ordinance requirements. This application for 16 additional
residential units increases the units of residential beds
available by 16. The zoning ordinance requires one parking
space per every six beds plus one space for employee on the
largest shift. Five parking spaces were added in 2011 as part
of the development. Plus additional parking spaces (seven)
were constructed in 2010. There is a total of 117 parking
spaces (not including the garage units). 36 parking spaces are
required based on the number of units, which leaves a balance
of 81 parking spaces for staff. The Landscape Percentage has
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never been more than 22.6 percent on this site as part of the
PUD. This proposal shows a Landscape area of 18 percent,
which is a .3 percent increase from the last approved
amendment.
k) General Compatibility: The relationship of the actual
appearance, general density and overall site design of the
proposed development should be compared to the established
pattern of zoning, the character of the surrounding neighborhood
and the existing land forms of the area to determine the general
compatibility of the development with its surroundings. The
proposed development would appear to be compatible with
the surrounding land uses. The land use of the site is a
mixture of assisted living, nursing home care and independent
living units. The proposed project would be buffered and
screened on the north and west sides by the existing
vegetation and buildings.
1) Non-Vehicular and Alternate Modes of Travel: The proposed
development incorporates pedestrian oriented-space, provides
direct and convenient pedestrian access to the building entrance(s)
• from public trails, public sidewalks, and on or off-site parking areas,
incorporates appropriated pedestrian safety features, provides
convenient pedestrian access for transit patrons, or, if appropriate,
access for transit vehicles, and provides adequate bicycle access.
Consideration shall also be given, to providing designated
motorized scooter parking if appropriate to the context of the
development (the use, location, type of individuals served). The
overall site provides a series of sidewalk that connect the
buildings and provides access from the parking area and
public sidewalks to the various buildings on the property;a nd,
WHEREAS, the Commission recommended approval of the proposed amendment of the
PUD subject to the following conditions:
1. Grading and drainage plan approval is required for the project, as well as
payment of any applicable Storm Water Management Area Charge for
any net increase in impervious surface for the proposed project.
2. If the extension of public watermain, and/or the addition of hydrant(s) is
required for this project, then execution of a City-Owner Contract, and
dedication of an applicable public utility easement, will be required prior to
construction.
3. The owner is responsible all cost associated with the relocation of existing
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utilities necessary to be moved to allow of the proposed additions.
4. Boulevard trees are required for the development. A Tree Planting Plan
shall be approved by the City Forester. The applicant shall submit a tree
planting plan and request a planting permit from the City Forester. The
boulevard trees shall be installed concurrent with the construction of the
additions at a density of 1 per 35 feet; and,
WHEREAS, the Common Council, at its November 3, 2014, meeting, considered the
matter and otherwise concurred with the Commission's findings and recommendation, and
adopted them as its own.
NOW, THEREFORE, BE IT RESOLVED by Common Council of the City of Rochester
that applicant's proposed amendment to the Planned Unit Development for Madonna Towers to
add a 16-unit assisted living facility on the property. The facility would be one story and
approximately 12,000 square feet 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 3rd DAY OF NOVEMBER 2014.
PRESIDENT qF- SAID COMMON COUNCIL
ATTEST. /-4'111
CITY CLERK
APPROVED THIS 4th DAY OF _.....NOVEMBER.. 2014,
MAYOR OF SAID CITY
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