HomeMy WebLinkAboutResolution No. 037-11 RESOLUTION
WHEREAS, the Boys & Girls Club of Rochester and the Child Care Resource & Referral
Headstart Partnership jointly applied for a Type III, Phase II, Adaptive Reuse Plan #R2010-
026CUP to reuse and expand the existing educational building. The proposal inv Ives the
vacation of Tenth Avenue S.E., a building addition to the south and the developrr ent of a
parking area on the two properties located along the west side of Tenth Avenue S.E. The
property is located along the south side of East Center Street, along the west side of 11tn
Avenue S.E., and along the north side of First Street S.E.; and,
WHEREAS, R.C.O. §62.740 allows for the adaptive reuse of cultural buildings. In this
case, the building was originally constructed for educational purposes and the proposed use is
a permitted use however it is at an intensity exceeding the standards of the underlyin district.
The ordinance states that special regulations are applied to this type of reuse becau a of the
difficulty present in adapting these structures to allow economic and efficient use of the
property; and,
WHEREAS, the Adaptive Reuse Developments are either permitted through a Type I, II
or III procedure. This proposal falls under the Type III procedure since in involves expansion
of the existing structure. The criteria used for the review of the proposal are the crite~ia found
in section 62.708 for Restricted Developments. In addition, Council shall also find tha
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1. The proposed adaptive use of the building or site will lead to its continued
preservation and improvement in an appropriate manner while retaining
the integrity of the neighborhood; and,
2. Any new structures will be in keeping with the character of the building r
site; and,
WHEREAS, R.C.O. §§ 62.708 (Criteria for Type III Developments) and 62.743 (Type III
Adaptive Reuse Development) provide 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: City sewer and water, and other r
utilities are available to serve the site. Final utility construction
plans with profiles will need to be approved by the various agenci s
and conform to standard City of Rochester requirements. II
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• unused water services to this property must be abandoned properly
at the main in the street with the curb/valve boxes removed per the
requirements of RPU.
b) Geologic Hazards: There are no known geologic hazards on the
property.
c) Natural Features: The site is relatively flat. With the reuse of the
property there will be additional vegetation planted on the property.
d) Residential Traffic Impact: The proposed reuse and
redevelopment of the buildings and property will not cause traffic
volumes to exceed planned capacities on local residential streets
and should not create additional traffic during evening and
nighttime hours on the local residential street than what existed
when Holmes School was in operation..
e) Traffic Generation Impact: The proposal is located at the
intersection of a Major Urban Arterial (11th Avenue SE) and a
Secondary Urban Arterial (East Center Street) roadway. The
potential traffic generated by the uses should not cause the traffic
volumes to exceed the capacity of the adjacent roadways.
• Additional traffic during evening and nighttime hours on the local
roadways would be similar to the traffic generated if the building s ill
operated as a school.
f) Height Impacts: The proposed development occupies the entiFe
block. The sitting of the structures will not block vistas from the
primary exposures of the adjacent residential dwellings. The height
of the building is in character with the portion of the building
proposed to be torn down as the structure built its place would be
slightly lower in overall height. The other new structure would only
be single story in height.
g) Setbacks: The proposed building setback for the addition on the
southeast end of the building would be similar to what curren ly
exists along the 11th Avenue SE side of the site. Building accesses
shall be modified to eliminate the proposed steps encroaching into
the right-of-ways.
h) Internal Site Design: The site layout provides adequa e
building separation and orientation for the building. Most of the
building structure is being re-used or a new structure is replacing
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the structure with a similar footprint accept for a single sto
addition along 11th Avenue SE.
i) Screening and Buffering: An increase in the amount of
landscaping on the property will occur with the reuse ar�d
redevelopment of the property. Landscaping would be provided
along the westerly edge of the property to help buffer the proposed
parking lot adjacent to residential dwellings. � In order to lessen t e
impact that the proposed parking may have on the adjace t
residential dwellings to the west, parking should be setback so th t
the first parking spot on the west side of the parking lot does 't
begin until the space aligns with the front wall of the adjacent
residential dwelling. A landscape buffer, consisting of a hedgero ,
should be provided along the south end of the parking lot.
j) Ordinance Requirements: Adequate amount of off-street
parking is provided and a detailed landscaping plan will need to be
submitted at the time the final plan is submitted for review. The
first parking spaces, on the west side of the parking lot should e
eliminated so that the parking starts behind the front wall of the
residential dwellings on the adjacent properties. The "bus drop off"
within the right-of-way of 1st Street SE shall be reduced to at least
• half the length that it is currently shown as on the site plan.
k) General Compatibility: The property has been used for
educational proposes for over 50 years and the use has been
found to be compatible with the surrounding neighborhood. The
intended reuse and expansion will continue the use of the property
as educational in nature.
1) Non-Vehicular and Alternate Modes of Travel: The propos d
development incorporates pedestrian oriented spaces and provid s
direct and convenient pedestrian access to the building entrance(t)
from public sidewalks and parking areas. The site plan should be
revised to provide bicycle parking.
WHEREAS, the Planning Department recommended approval of the proposed
amendment to the Final Plan subject to the satisfaction of the following conditions:
1. The site plan shall be revised to include the following:
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A. Bicycle parking area shall be provided.
B. The area identified as "bus drop off' within the right-of-way of st
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• Street SE shall be reduced to at least half the length that it is
currently shown as and boulevard trees planted with. a 35 fo t
spacing along the area.
C. The sidewalk along the bus drop off shall be eight feet in wide.
D. The west row of parking shall not start until it is even with front f
the residential dwelling to the west.
E. The building accesses shall be modified to eliminate the propos d
steps encroaching into the right-of-ways.
F. A hedgerow shall be planted along the south end of the parking lot
to help buffer the parking lot from the adjacent uses.
2. Grading & Drainage Plan approval is required prior to development, as
well as, payment of any applicable Storm Water Management Plan Area
Charge for any increase in impervious surface.
3. The condition of curb and gutter and pedestrian facilities along the
frontages of the Property will be reviewed by Public Works staff and a y
needed repairs and/or panel replacement shall be completed by the
• Owner concurrent with construction for this project.
4. The proposed development is conditioned on the City Council's approv I
to vacate the public right-of-way of Tenth Avenue S.E.., between Ea t
Center Street and First Street S.E.
5. Execution of a City-Owner Contract is required prior to construction of ar y
public improvements to serve this project.
6. All unused water services to this property must be abandoned properly at
the main in the street with the curb/valve boxes removed per t �e
requirements of RPU.
7. Redevelopment of the Property is subject to paying SAC and W C
obligations at the rate in place at the time of redevelopment.
8. The turning radius within the new parking lot shall accommodate both fire
engines and fire ladder trucks; and,
WHEREAS, on December 8, 2010, the Rochester Planning and Zoning Commis ion held e "
a public hearing on this Adaptive Reuse Plan, reviewed the application accordin to the
requirements of sections 62.708 and 62.743, adopted the Planning Departme t staffs
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recommended findings of fact, and recommended approval of the application subject to the
40commended eight conditions, except for condition #1(B), (C), (D) and (E); and,
WHEREAS, the Common Council held a public hearing on the restricted development
preliminary plan request on January 3, 2011, and permitted all interested persons to be heard;
and,
WHEREAS, at the January 3rd public hearing, the Council considered the evide ce and
testimony submitted, as well as the material contained in the meeting agenda; and,
WHEREAS, at the January 3d p ublic hearing, the Council added the follo ing two
conditions of approval:
9. Tenth Avenue between East Center Street and First Street S.E., must b
maintained as a two-way private driveway accessible to the public.
10. Ten parking spots in the south parking lot must be made available for public
parking during evenings and weekends; and,
WHEREAS, the applicant's representative indicated agreement with all ten conditions of
approval; and,
WHEREAS, based upon a preponderance of the evidence submitted at the January 3rd
rublic hearing, the Common Council adopts as its own the Planning Commission's
ecommended findings of fact and conditions of approval, and the Council's two additional
conditions of approval; and,
WHEREAS, based upon a preponderance and substantial weight of the evidence
submitted at the January 3rd public hearing, the Common Council determines that the A�plicant
satisfied the criteria of sections 62.708 and 62.743 subject to the eight conditions recommended
and amended by the Planning Commission, and the two conditions adopted by the Council.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Rochester that Type III, Phase II, Adaptive Reuse Plan #R2010-026CUP submitted by the Boys
& Girls Club of Rochester and the Child Care Resource & Referral Headstart Partnership to
reuse and expand the existing educational building is in all things approved subject to the above
ten conditions amended by the Planning Commission and adopted by the Council.
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• PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY O
ROCHESTER, MINNESOTA, THIS c3p-AZ( Y OF 2011.
PRESIDENT OF SAI COMMON COU CIL
ATTEST: (f
ITY CLERK
APPROVED THIS '¢ DAY OF , 2011.
44u&gz
MAYOR OF SAID CITY
(Seal of the City of
Rochester, Minnesota)
Zonel OWdaptReuse.1026
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