HomeMy WebLinkAboutResolution No. 303-12 •
RESOLUTION
WHEREAS, Calli R, LLC, and Maine Street Development of Rochester, LLC, applied for
a Type III, Phase II Incentive Development (#R2012-015CUP) to permit the construction of a
hotel that exceeds the permitted floor area ratio for a Type I use within the M-1 zoning district.
The property is located west of Maine Avenue S.E., north of Canal Place S.E., and northeast of
Rochester Toyota; and,
WHEREAS, R.C.O. §62.630 sets forth the criteria for incentive developments; and,
WHEREAS, based upon section 62.630, the Planning and Zoning Commission
recommended the following findings of fact:
Preliminary Development Plan Criteria:
A. Suitability of the Area: The proposed site is suitable as the location for
an Incentive Development and for a hotel which is a Type I use in the M-1
district. The property is located in a large business center development
that includes a variety of commercial uses.
• B. Site Design Criteria:
(1) Capacity of Public Facilities: Utilities are available to serve the
development. The applicant will need to obtain utility construction
plans that conform to the City of Rochester requirements.
(2) Geologic Hazards: Not applicable.
(3) Natural Features: Not applicable.
(4) Traffic Generation Impact: Tha proposal will be compatible
with the commercial nature of the ar a and with the capacity of the
road system.
(5) Height Impacts: This project pro oses four floors with a building
height of approximately 68 feet for the tower height and 48 feet for
the height of the mass of the buildin - The location of the structure
will not deny sunlight to surrounding roperties.
(6) Setbacks: The provisions for the M-1 district apply. This building
will require variances to the setback requirements.
• (7) Internal Site Design: This project is limited somewhat by
• the shape and orientation of the existing property. The
development must conform to section 63.273 addressing
pedestrian and non-motorized facilities. The parking lot meets the
minimum requirements for number, dimension, and drive aisle
width. The site provides for two driveways for access.
(8) Screening and Buffering: No screening and buffering has been
provided for the building from the adjacent high speed roadway, TH
63. Bufferyards are not required for this development. Boulevard
trees are required only for the boulevard along Rockport Lane if it is
not vacated as proposed.
(9) Ordinance Requirements: The proposal is consistent with the
underlying M-1 district;
(10) Non-Vehicular and Alternate Modes of Travel: The applicant
proposes what appears to be a painted crosswalk connecting to a
future sidewalk connecting to Canal Park Dr. Bike racks are shown
on the site plan and need to meet the ratio of 1 rack per 10 parking
spaces requirement of section 63.273. The site plan does not
indicate that the covered passenger unloading area will have a
treated pavement for pedestrian activity. The applicant indicates
• that the sidewalk connection from the hotel property to the existing
public sidewalk will not be constructed with the hotel;
' (11) Master Planned Corridor: Not applicable;
Final Incentive Development
A. Capacity of Public Facilities: Public facilities are adequate to serve the
proposed addition.
B. Geologic Hazard: Not applicable.
C. Access Effect: Egress points have been designed and identified. The
applicant will need to secure an access easement across Lot 2 of Canal
Place Fourth and driveway permits from the Public Works Department.
D. Pedestrian Circulation: The proposal includes a 10' sidewalk along a
portion of the building and a connection to a proposed future sidewalk to
connect to Canal Place where an existing public sidewalk is in place. A
covered passenger unloading area is proposed by the front entry to the
hotel.
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• E. Foundation and Site Plantings: There are minimal foundation plantings
adjacent to the sidewalk south of the canopy and front entrance. There
are five islands in the parking lot with landscaping indicated on the plan.
F. Site Status: A metes and bounds lot split has been approved by the
Planning Department. In order to secure driveway and pedestrian access
to the property driveways and sidewalk will need to be constructed and an
easement prepared.
G. Screening and Bufferyards: Bufferyards are not required on this site.
The landscaping that is shown on the site plan will not screen the building
from TH 63 or other surrounding uses.
H. Final Building Design: Not applicable at this time. The applicant has
submitted pictures of a typical hotel design for LaQuinta Inns and Suites.
The picture depicts a first floor with a brick fagade for portions of the
building and possibly extending to the second floor. The remainder of the
building appears to be a stucco exterior with varying colors.
I. Internal Circulation Areas: The parking lot design meets the minimum
number of stall dimension and drive aisle standards of the ordinance.
• J. Ordinance Requirements: The proposed development is consistent with
the requirements of the underlying zoning district.
K. Non-Vehicular and Alternate Travel Modes: Bike racks are shown on
the site plan. The number of bike racks must meet the ration of one rack
per ten parking spaces. A raised sidewalk is proposed along the west
side of the building connecting with the main entry and a crossing to a
future sidewalk connecting to Canal Place a public street. The sidewalk
on the west end of the building does not meet the minimum width of ten
feet that is required by section 63.273, subd 5.
L. Master Planned Corridor: Not applicable; and,
WHEREAS, the Commission, following its public hearing, recommended approval subject
to the following conditions:
1. Separate Grading & Drainage Plan approval is required prior to
development for this project, as well as, payment of a Storm Water
Management Area Charge for any increase in impervious surface.
2. Execution of a City-Owner Contract is required prior to construction of any
• onsite and offsite public improvements required for this development.
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• 3. Certain charges/fees applicable to the development of this property have
previously been paid. Remaining obligations include the following and
shall be paid prior to any of the following: the transfer of the Property,
issuance of utility connection permit(s), issuance of a Building Permit, or
at the City's discretion, within 30 days after invoicing (rates are valid
through 7/31/12 and.subject to an ENR adjustment thereafter):
o Willow Creek TID @$26,594.06 per developable acre
o Storm Water Management Area Charge —TBD
o Plant Investment Fee (PIF) — TBD and collected through the
building permit process for individual lot development
4. A 20' minimum public utility easement must be dedicated for the water
main to and including the fire hydrant(s).
5. The sidewalk connection from the site to the public sidewalk along Canal
Place should be constructed with the project not at a future date. The
sidewalk can be built as a temporary connection due to the future
development of the site over which the sidewalk must be built. It should
be included in the access easement.
6. The outdoor trash dumpster area will need to be screened to comply with
• Exterior Storage Standard "T" of Section 63.242.
7. The applicant will need to submit a detailed landscape plan prior to the
scheduling of the public hearing before the City Council. The site and
landscape plans will need to comply with the design standards of Section
63.273. The sidewalk on the west end of the building must be redesigned
to meet the minimum width of 10 feet that is required by 63.273, Subd 5.
8. The Council's actions in approving this development occur in response to
the applicant's or its 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.
9. If the vacation of Rockport Lane is not approved the applicant will need to
revise the site plan to meet the side street side yard setback requirement
of 12.5 feet or apply for a variance.
WHEREAS, the Common Council held a public hearing on the Incentive Development
R2012-015CUP request on July 16, 2012, and gave all interested persons the opportunity to
make presentations and give testimony concerning the application; and,
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WHEREAS, at the July 16th public hearing, the Planning Department recommended the
Slideletion of condition #7; and,
WHEREAS, at the July 16th public hearing, the applicant's representative agreed with all
of the Commission recommended conditions of approval with the deletion of condition #7; and,
WHEREAS, based upon all of the evidence and testimony submitted during the July 16tn
public hearing, the Council accepts the Planning and Zoning Commission's recommended
findings of fact and conditions of approval (conditions #1 -#6, #8, #9).
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
recommendation that the Incentive Development requested by Calli R, LLC, and Maine Street
Development of Rochester, LLC, identified as Type III, Phase II Incentive Development
Preliminary Plan #R2012-015CUP is granted subject to the above eight conditions (conditions #1
-#6, #8, #9).
BE IT FURTHER RESOLVED that the Council waive the final plan review for this
development project.
PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF
ROCHESTER, MINNESOTA, THIS / 77+ DAY OF , 2012.
�Te
ACTING PRE
/5IDENT OF SAID
COMMON'COUNCIL
ATTEST:
ITY CLERK
APPROVED THIS /7ni DAY OF C , 2012.
MAYOR OF SAID CITY
(Seal of the City of
Rochester, Minnesota)
Zone10\Incendev.12-015.prelim final
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