HomeMy WebLinkAboutResolution No. 030-04� h3D-04
4 5'TY
I •
RESOLUTION
WHEREAS, Carpenter & Torgerson Il, LLC, applied for a Type III, Phase II, Restricted
Development/incentive Development Preliminary Plan #03-50 for the development of a 120-
room, five story hotel at the corner of Second Street S.W., and 13th Avenue S.W. The property
is located along the north side of Second Street S.W., along the west side of 13th Avenue S.W.,
and along the south side of First Street S.W.; and,
WHEREAS, R.C.O. § 62.708 (Criteria for Type III Developments) provides the relevant
criteria for the review of the restricted development portion of this application; and,
WHEREAS, R.C.O. § 62.630 provides the relevant criteria for the review of the incentive
development portion of this application; and,
WHEREAS, on December 10, 2003, the Rochester Planning and Zoning Commission
held a public hearing on said restricted development preliminary plan, reviewed the app
licat
according to the requirements of R.C.O. §62.708 and made the following Findings of Fact:
(A) Capacity of Public Facilities: The existing or future planned utilities in
the area are adequate to serve the proposed development. The owner
• will be responsible for all cost associated with any relocation of utilities for
this development. If additional on-site fire hydrants are required, the
applicant will need to enter into a City-Owner contract for the installation
of the public water main and the water main must be located within a 20'
minimum public utility easement.
(g) Geologic Hazards: There are no known geologic hazards upon the site
under consideration for this development.
C) Natural Features: The proposed development, to thf the extent
practical,
( will utilize the existing topography and natural features o
(D) Residential Traffic Impact:
a) The traffic being generated from e should not cause bapac handled
of
on the existing street system and ho
adjacent street to be exceeded. The site plan, as presently
designed, accommodates the traffic generated by the use to use
13th Avenue. Access into the parking area will be off of the alley.
b) This proposal will not Deliveries to the hotel will be accommodated
generate frequent truck af
residential streets. Deli
from the alley.
•
1
• c) This development should not create additional traffic during
evening and nighttime hours on local residential streets.
(E) Traffic Generation Impact: The anticipated traffic generated by the
development should not cause the capacity of the adjacent streets to be
exceeded. The current site plan provides for the only access to the
parking area is from the alley. There will be no access permitted to 1st
St. SW or 2"" St. SW.
(F) Height Impacts: The proposed hotel will exceed the height limits in the
B-1 and R-3 district. The allowed height is 30 feet; the proposed structure
would have a maximum height of 80 feet. The average height of the
building is 66' 6". This height is similar to the recently constructed
Staybridge hotel to the east. The applicant has submitted a shadow study
for the project. The results of the shadow study indicate the shadow
affects from the project will be within the acceptable limits.
(G) Setbacks: The building setback for the canopy will require a revocable
permit from the City. The building setback along 1st St. SW is
approximately twice of that of the recently constructed Staybridge hotel to
the east.
(H) Internal Site Design: The proposed development indicates adequate
• orientation of the building to street frontages. The vehicle traffic will use
the alley to access the parking ramp area proposed.
(1) Screening and Buffering: The site plan does indicate plantings around
the perimeter of the building. A heavier bufferyard is provided along the
west property boundary to buffer the adjacent residential uses. The
landscape does not indicate the existing boulevard trees adjacent to the
site. The landscaping plan should be revised to identify these trees and
the trees shall be saved unless they happen to be in the location of an
access driveway approved for the development.
(J) Ordinance Requirements: There are portions of the ordinance
requirements that the proposed development does not meet. These
relate to building height. This issue will be addressed as part of the
review process for the requested variance. The signage proposed for the
building exceeds what is permitted in the B-1 zoning district. The
applicant has not asked for a variance to the signage but instead feels
that due to the scale of the building the size of the signage is appropriate
as part of the incentive development and that it is similar to what was
approved for the Springhill Suites project.
•
2
(K) General Compatibility: The proposed development would constitute a
substantial addition to the block but would not significantly change the
character of the surrounding area since this general area trends to
accommodate the needs of the Saint Mary's Hospital patients and visitors.
The proposal will remove a number of older buildings to accommodate
this re-development of the site. This should result in improvements to the
block and neighborhood once the new facility is built; and,
WHEREAS, at its December 10, 2003, public hearing, the Commission reviewed the
application according to the requirements of R.C.O. §62.630 and made the following Findings of
Fact:
1) Preliminary Development Plan Criteria:
b) Site Design Criteria.
1) Capacity of Public Facilities: The existing or future planned
utilities in the area are adequate to serve the proposed
development. The owner will be responsible for all cost associated
with any relocation_of utilities for this development. If additional on-
site fire hydrants are required, the applicant will need to enter into a
City-Owner contract for the installation of the public water main and
the water main must be located within a 20' minimum public utility
• easement.
2) Geologic Hazards: There are no known geologic hazards upon
the site under consideration for this development.
3) Natural Features: The proposed development, to the extent
practical, will utilize the existing topography and natural features of
the site.
4) Traffic Generation Impact: The traffic being generated from the
proposed use can be handled on the existing street system and
should not cause capacity of adjacent street to be exceeded. The
site plan, as presently designed, accommodates the traffic
generated by the use to use 13 Avenue. Access into the parking
area will be off of the alley. The anticipated traffic generated by the
development should not cause the capacity of the adjacent streets
to be exceeded. The current site plan.provides for the only access
to the parking area is from the alley. There will be no access
permitted to 1st St. SW or 2nd St. SW.
5) Height Impacts: The proposed hotel will exceed the height limits
in the B-1 and R-3 district. The allowed height is 30 feet; the
•
3
proposed structure would have a maximum height of 80 feet. The
average height of the building is 66' 6". This height is similar to the
recently constructed Staybridge hotel to the east. The applicant
has submitted a shadow study for the project. The results of the
shadow study indicate the shadow affects from the project will be
within the acceptable limits.
6) Setbacks: The building setback for the canopy will require a
revocable permit from the City. The building setback along 15t St.
SW it approximately twice of that of the recently constructed
Staybridge hotel to the east.
7) Internal Site Design: The proposed development indicates
adequate orientation of the building to street frontages. The
vehicle traffic will use the alley to access the parking ramp area
proposed.
8) Screening and Buffering: The site plan does indicate plantings
around the perimeter of the building. A heavier bufferyard is
provided along the west property boundary to buffer the adjacent
residential uses. The landscape does not indicate the existing
boulevard trees adjacent to the site. The landscaping plan should
be revised to identify these trees and the trees shall be saved
• unless they happen to by in the location of an access driveway
approved for the development. The narrative report submitted with
the application indicates that 33.5% of the site will be landscape
area. The minimum landscape area in the B-1 district is 12%.
9) Ordinance Requirements: There are portions of the ordinance
requirements that the proposed development does not meet.
These relate to building height. This issue will be addressed as
part of the review process for the request variance; and,
WHEREAS, the Commission, based upon its Findings of Fact, recommended approval of
the application based upon the following conditions:
1. The final development plan application shall include:
• Building elevations that identify building materials and colors;
• A landscaping/streetscape plan that identifies the planting species; and
• A revised signage plan that meets the signage requirements for
transient accommodations in the B-1 zoning district, unless a variance
is granted.
4
2. An approved grading/drainage plan is required prior to construction.
Storm water management must be provided and a fee will be applicable to
all new areas of impervious surface associates with the redevelopment of
this property.
3. The condition of the existing pedestrian facilities along the frontages of
the property will be reviewed by Public Works staff and any needed repair
work or panel replacement work shall be done by the developer at it's own
expense, concurrent with redevelopment of the site.
4. All existing driveway curb-cuts that are not intended to be used for the
development shall be removed and replaced with curb, gutter and
boulevard at the owner's expense.
5. The signs identified as auxiliary signs shall be moved out of the traffic
visibility zones.
6. The alley and driveways shall be constructed to City design standards.
The alley shall be a minimum of 20 feet in width of concrete from 13th Ave.
SW to the west property line. -
7. The applicant shall dedicate controlled access along the entire frontage of
2"d Street SW.
• 8. The approval of this development is contingent upon the applicant
receiving a Revocable Permit from the City for the construction of and
proposed structures within the airspace over the existing alley and the
canopy along 13th Avenue S.W.
9. The developer is responsible for all the cost associated with utility
relocation to accommodate this development. All existing water services
stubbed to the property must be abandoned properly at the main in the
street, prior to any building excavation, per the requirements of the RPU
Water Division.
10. The applicant agrees that no deviation to the appearance of the building,
design, exterior facade or landscaping will occur from the plans approved
by the City Council.
11. If a variance is not granted for the setback along Second Street S.W., the
site shall be redesigned to meet the setback requirements along Second
Street S.W.; and,
5
WHEREAS, at the January 5th Council Meeting, the Planning Department staff
aecommended the addition of the following condition:
12. There shall be no parking along the south side of the alley. The area shall be
posted "Loading Zone Only;" and,
WHEREAS, the Common Council held a public hearing on the restricted development
preliminary plan request on January 5, 2004, and permitted all interested persons to be heard;
and,
WHEREAS, at the public hearing, the applicant's representative.agreed with the above
conditions; and,
WHEREAS, the Common Council determined that the applicant satisfied the conditions
of R.C.O. §62.708 by a preponderance of the evidence submitted at the public hearing subject
to the 12 conditions identified above.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Rochester that the Type III, Phase II, Restricted Development and Incentive Development
Preliminary Plan #03-50, requested by Carpenter &-Torgerson II, LLC, is granted subject to the
above 12 conditions.
PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF
ROCHESTER, MINNESOTA, THIS C5th DAY OF L7eiWU 2004.
PR- ESIDENT OF SAID COMMON COUNCIL
ATTEST:
cXrY CLERK
APPROVED THIS &7-h( DAY OF 2004.
MAYOR OF SAID CITY
(Seal of the City of
Rochester, Minnesota)
Zone2000\Restl nce nDevP re.0350
6