HomeMy WebLinkAboutResolution No. 130-05 F9 it 4 y I i•. � J �4 M 4`y : Y �
• RESOLUTION
WHEREAS, Dean Mantel and Tom McCauley applied for a Restricted Development
Preliminary Plan #05-05 to allow the conversion/redevelopment of the Comfort Inn & Conference
Center located at 1625 South Broadway. The applicants are proposing to redevelop the third,
fourth and fifth floors from hotel suites to individually owned condominium dwelling suites. The
property is located south of 16th Street S.W., west of Highway 63. The applicants are requesting
waiver of the final plan review; and,
WHEREAS, R.C.O. § 62.708 (Criteria for Type III Developments) is applicable to this
request; and,
WHEREAS, the Restricted Development allows certain mixtures of land uses which are
not allowed within a given zoning district on a permitted or conditional basis can, if regulated,
serve both the public interest and allow a more equitable balancing of private interests than
that achieved by strict adherence to standard zoning regulations; and,
WHEREAS, the Planning Department staff suggested the following findings for each of
the 11 criteria on which the Restricted Development Preliminary Plan is to be evaluated:
a) Capacity of Public Facilities: The site is presently served by
• adequate public facilities. The change of use from hotel suites to
condominium -ownership will not require any extension of public
facilities.
b) Geologic Hazards: This site is not known to contain any of the
listed geologic hazards.
c) Natural Features: Along the west side of the site there is an
exposed rock hillside. This proposal will not disturb the existing
rock exposed hillside. Existing vegetation currently on the site will
remain undisturbed.
d) Residential Traffic Impact:
(1) Due to the nature of the proposal converting existing hotel
suites to condominium ownership, the proposed use is not
expected to generate any significant trips per day. This site
has access from T.H. 63 which is classified as an
"Expressway" on the City's Adopted Thoroughfare Plan and
is intended to carry higher volumes of traffic.
•
'.3
• (2) This proposal will not generate frequent truck traffic on local
residential streets.
(3) This development will not create additional traffic during evening
and nighttime hours on local residential streets. Access to the
property is from an Expressway roadway.
e) Traffic Generation Impact: The proposed use is:not expected to
generate any significant volume of additional traffic generation.
The site is accessed from T.H. 63 which is classified as an
"Expressway" and is intended to carry higher volumes of traffic.
f) Height Impacts:
(1) The proposal consists of interior changes only and will not
affect the height of the existing structure. The existing
structure is five stories in height. The adjacent properties to
the north and south are non-residential. The property
adjacent to the west is residential, but at an elevation equal
to or higher than the existing building.
(2) The adjacent properties to the north and south are non-
residential. The property adjacent to the west is residential,
but at an elevation equal to or higher than the existing
building.
g) Setbacks: The proposed conversion from hotel suites to
condominium ownership consists of interior change only and does
not affect the setbacks of the structure.
h) Internal. Site Design: The existing internal site design takes,
advantage of the topography, views of the downtown to the north
and the rock outcropping of the west and southwest of the site.
The conversion 'of the hotel suites to condominium ownership will
not change the location of the units within the structure.
i) Screening and Buffering: The applicant's have provided a
landscaping plan for this project. The applicant's have proposed
additional landscaping along the north side of the structure (a
combination of 6' tall Colorado Spruce, Black Hills Spruce and
American Arborvitae) and along the north side of the existing pool-,
area (new deciduous trees) and new planter boxes (seasonal
plantings) between the columns at the front (east) entrance. The.
existing landscaping on the site will remain. V
•
j) Ordinance Requirements: Off street parking requirements for a
multifamily facility using the R-3 district would be 1 space per
dwelling unit (54 spaces for this project) plus spillover parking (8
stalls for this project). The off street parking requirements for hotel
facility in the B-4 zoning district would be 1 per hotel suite. The site
currently has 237 off-street parking stalls. The applicant proposes
to dedicate the required number of off-street parking stalls for the
condominium ownership. Dedicating a minimum of 62 off-street
parking stalls for the condominium ownership leaves a balance of
175 off-street parking stalls for the hotel suites. The proposed
conversion from hotel suites to condominium ownership must be
reviewed and approved by the Rochester Building Department.
k) General Compatibility: The conversion of hotel units to
condominium ownership will be compatible with the adjacent uses;
and,
WHEREAS, on March 9, 2005, the Rochester Planning and Zoning Commission held .a
public hearing on said Restricted Development Preliminary Plan, reviewed the application
according to the requirements of R.C.O. § 62.708 and recommended approval subject to the
•following conditions:
1. The applicant shall submit to the Planning Department a revised.full .scale
final site plan indicating a minimum of 62 spaces along the west side of
the existing structure be reserved for the condominium ownership units.
2. The condition of existing pedestrian facilities and curb along the frontages
of the Property will be reviewed by Public Works staff and any needed
panel repair or replacement work shall be done at the Owner's expense
concurrent with this redevelopment project.
3. The change of use shall be reviewed and approved by the Rochester
Building Safety Department; and,
WHEREAS, the Common Council held a public hearing on the restricted development
preliminary plan on April 4, 2005, and permitted all interested persons to be heard; and,
WHEREAS, based upon the April 4th public hearing, the Common Council determined
that the applicants satisfied the conditions Section 62.708 by a preponderance of the evidence
submitted at the public hearing if the above conditions were satisfied.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Rochester that the restricted development preliminary plan requested by Dean Mantel and .
• 3
x,
k om' McCauley (identified in the records of the Consolidated Planning Department as
Restricted Development Preliminary Plan #05-05) is granted subject to the above three
conditions.
BE IT FURTHER RESOLVED that the City hereby waives the final plan review of this
restricted development.
PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF
ROCHESTER, MINNESOTA, THIS D OF 2005.
PRE IDENT OF SAID COMMON COUNCIL
ATTEST:
CITY CLERK
APPROVED THIS L1iF_ DAY OF //�O/ZG� , 2005.
MAYOR OF SAID CITY
(Seal of the City of
Rochester,Minnesota)
Zoneb5\RestDevPre.0505
}
4