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HomeMy WebLinkAboutResolution No. 032-04 t • RESOLUTION WHEREAS, Cordul Establishment and Michael Younge requested approval of land disturbing activities associated with an amendment to the Arboretum General Development Plan #83 that would designate approximately 3.08 acres of land for commercial uses. The applicants seek approval of a permit to change the grades on the property by ten feet or more. Section 62.1101(13)(1)(a) of the Rochester Code of Ordinances defines such a modification of the grades as a "Substantial Land Alteration". The property is located north of 41st Street and east of Arboretum Drive; and, WHEREAS, R.C.O. § 62.1105 states that the City must approve a conditional use permit authorizing an excavation activity if the applicant satisfies all of the requirements of Section 61.146 and, in addition, satisfies the following findings: A. The activity will not result in a danger to life or property due to (1) steep or unstable slopes, (2) unsafe access to the property, (3) excessive traffic, or (4) proximity to existing or planned residential areas, parks and roadways; B. Visual, noise, dust, and/or excessive on- or off-site environmental impacts on • public parks, roadways and residential areas can be adequately mitigated by the Applicant and a fully detailed plan is submitted by the Applicant to demonstrate the mitigation methods to be used, the cost of such mitigation, the source of funds for such mitigation, and adequate legal assurance that all of such mitigation activities are carried out; I C. The use of trucks and heavy equipment will not adversely impact the safety and maintenance of public roads providing access to the site, or such impacts will be mitigated; D. The proposed use will not adversely affect air quality or groundwater or surface water quality; E. The proposed use will not adversely affect the scenic quality of Rochester or the natural landscapes, environment, wildlife and wildlife habitat; or if such effects are anticipated to occur, the reclamation plan provides for adequate restoration of the site following completion of the excavation activity; F. The activity will be compatible with existing development and development anticipated in the future, including other uses as shown in the Comprehensive Plan, including but not limited to: patterns of land use, recreational uses, existing or planned development, public facilities, open space resources and other • 1 • natural resources; G. The activity will not unduly affect the use and enjoyment of adjacent properties; H. The site plan provides for adequate buffers and screening year-round from unsightly features of the excavation operation; I. The reclamation plan provides for adequate and appropriate restoration and stabilization of cut and fill areas; J. The excavation activity will not result in negative impacts on drainage patterns or stormwater management facilities; K. The proposed activity will minimize impacts on sinkholes, wetlands and other natural features affecting ground water or surface water quality; L. The intensity and the anticipated duration of the proposed excavation activity is appropriate for the size and location of the activity; M. Permanent and interim erosion and sediment control plans have been approved by the City; N. Surety has been provided that guarantees the site will be fully restored, after • completion of the excavation activity, to a safe condition, and one that permits reuse of the site in a manner compatible with the Comprehensive Plan, neighborhood plans, the Land Use Plan and applicable City policies. O. The proposed activity complies with the requirements of the adopted building code; and, WHEREAS, on January 5, 2004, the City of Rochester Common Council held a public hearing on this Substantial Land Alteration application, reviewed the application according to the requirements of R.C.O. § 61.146 and made the following findings: 1. Not applicable. 2. Not applicable. 3. Not applicable. 4. The Rochester Public Works Department will need to review and approve the grading and drainage plan for this work. This plan must accommodate permanent and interim erosion and sediment control. 5. Not applicable. 6. Not applicable. 7. Not applicable. 8. Not applicable. • 2 • WHEREAS, the City of Rochester Common Council also reviewed the application according to the requirements of R.C.O. § 62.1105 and made the following findings: 1. The activity should not result in danger to life or property. The street slopes on the site will be a maximum of 8% or less. The grading and drainage plans will need to comply with City standards and be approved by the Rochester Public Works Department. 2. The grading plan for this project needs to be approved by the Rochester Public Works Department and it will document the extent of the work. All cut material will be used on-site, therefore it will not be necessary to haul fill from the site. Noise and dust control will need to comply with City standards. 3. The equipment conducting the grading work on the property will also be the equipment utilized to move the earth. All excess material will be used on the site. It will not be necessary to truck in fill or haul fill from the site, which will minimize the impact on the surroundings roads. 4. The proposed excavation work should not affect air quality or ground and surface - - water quality. 5. The proposed grading work should not adversely affect the scenic quality of • Rochester. There will not be any steep slopes or exposed rock faces. The natural topography of the area is being re-graded to provide adequate slopes for commercial development. 6. The result of the proposed activity will be compatible with existing development and development anticipated in the future. The finished result of the grading work will allow for development that is consistent with the Arboretum Special Zoning District. 7. The grading will be confined to the property and should not affect the use and enjoyment of adjacent properties. The duration of the excavation activity is expected to be completed within two phases during 2005 & 2006. 8. The grading will be completed within two phases during 2005 & 2006. There is residential development to the west that will be visually affected by the grading activity for only a short time during the grading process. Noise and dust control will need to comply with City standards. 9. The grading and drainage plan will need to provide the proper restoration and stabilization in accordance with the adopted codes for the City of Rochester. • 3 10. The grading and drainage plans will need to be reviewed and approved by the City. Stormwater management will be required for the development. 11. The areas of grading do not contain sinkholes or wetlands and should not effect the ground water or surface quality once restoration and stabilization is completed. 12. The grading work is expected to be completed within two phases during 2005 & 2006. The duration seems appropriate for this type of activity and the size of the project. 13. The Rochester Public Works Department will need to review and approve the grading and drainage plan for this work. This plan must accommodate permanent and interim erosion and sediment control. 14. Surety will need to be provided that guarantees the site will be fully restored after the completion of the excavation activity. This surety can be provided through the owner-contract process for this development. If grading is to occur prior to an owner-contract, a separate surety will need to be provided. 15. The grading and drainage plan will need to be approved by the Rochester Public Works Department prior to any grading on the property; and, WHEREAS, the Planning and Zoning Commission recommended approval of the substantial land alteration activity. NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Rochester that, based upon the above-stated findings of fact, the Applicant has shown by a substantial weight of the evidence submitted at the public hearing that it has satisfied the criteria found at Sections 61.146 and 62.1105 of the Rochester Code of Ordinances. BE IT FURTHER RESOLVED by the Common Council that the City does approve the proposed conditional use permit authorizing the Substantial Land Alteration activity as proposed by Cordul Establishment and Michael Younge associated with an amendment to the Arboretum Special District#83. • 4 . PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF ROCHESTER, MINNESOTA, THIS DAY OF r;U&,Llzw , 2004. PRESIDENT OF SAID COMMON COUNCIL ATTEST: ITY CLERK APPROVED THIS 67� DAY OF , 2004. MAYOR OF SAID CITY (Seal of the City of Rochester, Minnesota) Zone20001Sublandalt.56 S