HomeMy WebLinkAboutResolution No. 548-11 4
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• RESOLUTION
WHEREAS, Kwik Trip, Inc., requested an amendment to the Planned Unit Development
B-60 for Barclay Square that would allow the addition of a single bay car wash and a building to
the existing Kwik Trip store at the Barclay Square Shopping Center. The property is located
along the east side of Salem Road S.W., and north of Greenview Drive S.W.; and,
WHEREAS, the City Planning and Zoning Commission, at its November 92, 2011,
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. The existing utilities in the area are adequate to the
serve the proposed additions. The 4" domestic water service
shown to the new car wash building must be Class 62 Ductile Iron
• Pipe with polyethylene encasement, not the PVC shown, and
installed per City of Rochester Standards. If 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. The site is fairly level and the
layout of the car wash will not disturb the existing vegetation in the
southerly portion of the lot. Addition trees are shown on the
landscaping plan which would be planted adjacent to the 6 parking
spaces being created.
d) Residential Traffic Impact: When located in a residential area,
• the proposed development:
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• 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 street.
c) The proposal will likely not create additional
traffic during 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 will not cause the capacity of the adjacent
streets to be exceeded. The car wash is an accessory use to
the existing convenience store located within the shopping
center.
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.
The height and placement of the car wash is compatible
with the surrounding development
is
• 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. There is a property line through the
proposed building addition. This lot line will need to be
moved so that it does not go through the building. Otherwise
the proposed building is consistent with permitted uses in the
B-4 District
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 proposed car
wash and building addition appears to meet adequate building
separation to the orientation of the existing buildings to open
spaces, street frontage and other focal points.
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. The proposed amendment does provide a
landscaping plan. Trees will be planted adjacent to the 6
parking spaces being created. The existing vegetation in the
southeast corner of the property (CSAH 8 and Greenview Drive
SW intersection) will not be disturbed and boulevard trees will
need to be planted within the right-of-way of Greenview Drive
SW.
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. The layout of the property allows
for inbound and outbound stacking of vehicles waiting to use
the car wash without effecting the traffic circulation patterns
for the fuel pumps and doesn't block any of the interior
roadways within the shopping center. The proposed
amendment increases the number of parking spaces from the
convenience store by 4 spaces.
k) General Compatibility: The relationship of the actual
• appearance, general density and overall site design of the
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• 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 convenience store addition and free standing car
wash is compatible with the existing uses on the property and
the surrounding properties.
I) 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).
Pedestrian connections (sidewalks) from the existing
pedestrian facilities along the adjacent public roadways shall
be provided to the convenience store entrance. There should
also be an area designated for bicycle parking; and,
• WHEREAS, the Commission recommended approval of the proposed amendment of the
PUD subject to the following conditions:
1. Grading & Drainage Plan approval is required for this project, as well as
payment of any applicable Storm Water Management Plan 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. Two trees, unless reduced through a Design Modification or Variance,
shall be planted in the boulevard area adjacent to Greenview Drive SW.
The applicant shall request a planting permit from the City Forester. The
boulevard trees shall be installed concurrent with the construction of the
additions.
4. Pedestrian connections (sidewalks) from the convenience store entrance
shall be provided to the existing pedestrian facilities along the adjacent
public roadways. The site plan shall also be revised to include an area
designated for bicycle parking.
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• 5. The lot line shown going through the proposed addition shall be
moved/shifted so that the addition is not over the lot line.
6. The 4" domestic water service shown to the new car wash building must
be Class 52 Ductile Iron Pipe with polyethylene encasement, not the PVC
shown, and installed per City of Rochester Standards; and,
WHEREAS, the Common Council, at its December 5, 2011, 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 B-60 for Barclay Square
that would allow the addition of a single bay car wash and a building to the existing Kwik Trip
store at the Barclay Square Shopping Center is in all things approved subject to the above six
conditions.
PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF
ROCHESTER, MINNESOTA, THIS &/--N A OF 2011.
• PRESIDENT OF SAID COMMON COUNCIL
ATTEST:
ITY CLERK
APPROVED THIS 67X DAY OF DLCZW2661— , 2011.
MAYOR OF SAID CITY
(Seal of the City of
Rochester, Minnesota)
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