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Home My WebLink AboutResolution No. 067-05 • RESOLUTION 7 WHEREAS, B'nai Israel Synagogue applied fbr an Incentive Development (#04-46) to permit the construction of a new 14,600 square foot synagogue on the property and a 14 stall parking lot north of the alley. The property is located along the north side of Second Street S.W., along the east side of Seventh Avenue S.W., and along the south side of First Street S.W.; 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. The proposed use is compatible with the existing land uses in the area and the use of the property as a synagogue has been in existence since 1978. The reconstruction will include the demolition of the existing structure, 2 houses and a garage that are in • need of extensive repair. The reconstruction should not only enhance the church property but also the surrounding neighborhood. b) Site Design Criteria: 1) Capacity of Public Facilities: Utilities are already available to this project. All existing water services that will be unused must be abandoned properly at the main in the street, per City Public Utilities —Water Division requirements. 2) Geologic Hazards: No Geologic hazards have been identified. 3) Natural Features: The existing structures would be demolished to accommodate the proposed synagogue. The design of the building will accommodate the existing slope on the property, approximately a six foot grade change down from 2"d Street SW to the alley. 4) Traffic Generation Impact: The existing use of the property is not changing so the traffic generated by the church should not cause the capacity of the adjacent street to be exceeded. The major activity will be occurring on the weekends, which is typically a less traffic day compared to typically working days (Monday through • Friday). • 5) Height Impacts: The proposed buildings should not destroy views from the adjacent properties. Three sides of the property is bounded by public roadways. To the east is an existing structure which is built right up to the property line. The proposed synagogue will not be any closer than the existing building on the property. 6) Setbacks: The existing structures do not comply the required setbacks. The building, as proposed, will not comply with the requirements either. The applicant is requesting a variance to the setback requirements of the City of Rochester Zoning Ordinance. 7) Internal Site Design: The main entrance to the synagogue is from 7t" Avenue SW with a drop-off zone in the alley. The drop-off zone does not appear on the site plan. City Public Works has indicated that having a drop-off zone in the alley will not work; however, it appears that the right-of-way for 7tt' Avenue SW is sufficient to accommodate a drop-off lane in lieu of on-street parking. The Public Works Department should be consulted on a design that will work within 7th Avenue SW. Depending on the design, a revocable permit maybe needed. • 8) Screening and Buffering: The project does not require bufferyards except for boulevard plantings within the public right-of-way. Since this is an Incentive Development staff would recommend that additional landscaping be provided than what is shown on the site. There currently are 2 mature Oak trees on the property which staff feels should be saved. A detailed landscaping plan is need for the garden terraces, in addition there should be planting provided with the setback areas, especially along 2"d Street SW. Additional planting should be provided on the parcel which the parking lot will be constructed. 9) Ordinance Requirements: The existing use of the property is a nonconforming use because it does not meet some of the current zoning standards. The applicant has requested variances to the standards to the zoning regulations which they can't meet. The Synagogue has a lease agreement with the property at 607 2"d Street SW to use 24 parking spaces in order to meet the parking requirements for the use. The lease agreement is only for a two year period. Prior to the submittal of the final plan, the applicant will need to provide evidence of a long term lease agreement for parking off-site in order to maintain the required parking spaces during the existence of the use; and, • 2 WHEREAS, the Commission, following its public hearing, recommended approval subject to the following conditions: 1. A separate grading plan approval is required for this project if grading involves more than 50 cubic yards of materials and a storm water management fee will be applicable to any net increase in impervious surface resulting from this project. 2. The condition of the existing concrete sidewalk and curb along the frontages of the property will be reviewed by Public Works staff and any needed panel repair and/or replacement work of sidewalk or curbing shall, be done concurrent with the redevelopment of the site. 3. At the time of final plan submittal: (a) A detailed landscaping plan shall be provided showing additional landscaping on the parking lot parcel including a hedgerow along the east property boundary, detailed landscaping of the garden terraces and the green space located along 2"d Street SW. In addition the 2 mature Oak trees on the property shall be saved. (b) The design of the drop-off area shall be approved by the City . Public Works Department. (c) Detailed elevations of the trash enclosure shall be provided to ensure that the exterior storage regulation "T" is met. (d) Detailed sign elevations shall be provided to ensure that sign standard "A" is met. (e) Provide evidence of a long term lease agreement for the required parking needed for the synagogue that is proposed off-site. Said agreement should maintain the required number a parking spaces during the existence of the use. 4. All unused water services must be property abandoned at the main in the street per the requirements of RPU Water Division. 5. The two parcels south of the alley shall be joined into one universal parcel/deed through the County Recorder's Office. 6. The applicant agrees that no deviation to the appearance of the building, design, exterior fagade or landscaping will occur from the plans approved by the City Council • 3 WHEREAS, on February 4, 2005, a revised landscaping plan was submitted to the Planning Department; and, WHEREAS, as a result of the revised landscaping plan, the Planning Department recommends the amendment of condition #3 so that it reads as follows: 3. At the time of final plan submittal: (a) Two additional crabapple trees shall be added within the setback area for the parking lot along First Street S.W. (b) The sidewalk abutting the drop-off area shall be a minimum eight feet in width. The entire frontage from Second Street S.W., to the alley shall be designated for "No Parking/Drop-Off Lane Only." (c) Detailed elevations of the trash enclosure shall be submitted to ensure that exterior storage regulation "T" is satisfied. (d) Detailed sign elevations shall be submitted to ensure that sign standard "A" is met. • (e) Provide evidence of a long term lease agreement for the required parking needed for the synagogue that is proposed off-site. Said agreement should maintain the required number a parking spaces during the existence of the use. WHEREAS, the Common Council held a public hearing on the Incentive Development Preliminary Plan #04-46 Permit request on February 23, 2005, and gave all interested persons the opportunity to make presentations and give testimony concerning the application; and, WHEREAS, at the February 23rd public hearing, the Council amended condition #3 so that it reads as follows: 3. At the time of final plan submittal: (a) Two additional crabapple trees shall be added within the setback area for the parking lot along First Street S.W. (b) The sidewalk abutting the drop-off area shall be a minimum eight feet in width and 60 feet in length. The entire frontage from Second Street S.W., to the alley shall be designated for "No Parking/Drop-Off Lane Only." • 4 (c) Detailed elevations of the trash enclosure shall be submitted to ensure that exterior storage'regulation "T" is satisfied. (d) Detailed sign elevations shall be submitted to ensure that sign standard "A" is met. , (e) Provide evidence of a long term lease agreement of 15 years for the required parking needed for the synagogue that is proposed off-site. Said agreement should maintain the required number a parking spaces during the existence of the use. 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 that the Incentive Development requested by B'nai Israel Synagogue is granted subject to the above six conditions as amended. BE IT FURTHER RESOLVED that the Council waives the final plan review. PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF ROCHESTER, MINNESOTA, THIS ,-O [7 Y OF C�/Gl 12005. OK 41z, PRESIDENT OF SAID COMMON COUNCIL ATTEST: ✓'111�� ITY CLERK APPROVED THIS DAY OF 2005. MAYOR OF SAID CITY (Seal of the City of Rochester, Minnesota) ZoneMincendev.0446.prelim • 5