HomeMy WebLinkAboutResolution No. 469-05 F7, :7-
RESOLUTION
WHEREAS, Wayne Wandersee applied for a Type 111, Phase 11, Restricted Development
Preliminary Plan #05-24 to permit the development of a 16-bed mental health treatment facility in
the Woodlake Industrial Park. The facility would provide residential treatment for patients and
would be located south of Highway 52 along the east side of Wood Lake Drive S.E.; and,
WHEREAS, since a medical facility is not a permitted use in this zoning district (M-1), the
Applicant has proposed the development by way of the restricted development provisions using
the B-4 (General Commercial) Zoning District as the underlying district; and,
WHEREAS, R.C.O. §62.700 recognizes that certain land uses which are generally not
allowed within a given zoning district 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, this application requires a two-step review process consisting of a
preliminary plan and a final plan. The preliminary plan phase follows the Type III, Phase 11
procedure with a hearing before the Planning Commission and a hearing before the Council.
The Applicant is requesting the waiver of the final plan review; and,
WHEREAS, Planning Department staff evaluated this application as a final development
• plan and, in so doing, applied the criteria found at R.C.O. § 62.708 (Criteria for Type III
Developments); and,
WHEREAS, the Planning Department applied the criteria found at Section 62.708 to this
application and prepared the following findings of fact:
2) Final Development Plan Criteria:
a) Public Facility Design: It appears that services can be extended to
serve this property. Specific plans for utility extension (construction
plans) will need to be approved at the time of development.
Dedication of a drainage and utility easement is required for the
entire pond up to the 1 00-year flood elevation.
b) Geologic Hazard: This site is not known to contain any of the listed
geologic hazards.
c) Access Effect: The property will have access from a local
roadway serving commercial-industrial uses which is intended to
carry high volumes of traffic. The final plan will need to be revised
relocating the existing street light which is presently in the location of
the driveway access. Relocation of the street light shall be at the
• expense of the developer.
d) Pedestrian Circulation: Pedestrian facilities are required along
the Owner's entire frontage of Wood Lake Drive S.E., concurrent
with the development of the Property.
e) Foundation and Site Planting: According to the zoning standards
applicable within the B-4 district, which is being used to evaluate this
proposal, a minimum of 10% of the area must be landscaped. The
submitted plan exceeds the landscaping requirements providing
28.9%.
f) Site Status: The entire property is under the ownership of
Rochester Clinic Partners, LLC, and will be leased to the State of
Minnesota. All maintenance of the buildings and landscaping is the
responsibility of the State of Minnesota. The proposed use is
compatible with the existing land uses in the area.
g) Screening and Bufferyards: Applying the standards of the B-4
Zoning District, screening and bufferyards are not required.
However, a landscaping plan is provided to identify plantings on the
• property. According to the plans, the perimeter of the building
appears to be aesthetically landscaped.
h) Final Building Design: The final building design is consistent
with the principles identified in the development plan relative to
Height Impact, Setbacks and Internal Site Design.
i) Internal Circulation Areas: A typical medical facility requires
one parking space per four beds. This restricted development plan
exceeds the requirement providing 32 parking spaces of which two
are handicapped spaces.
j) Ordinance Requirements: The location of the proposed. sign
will need to be relocated outside of the utility easement with that
exception, the proposed development is consistent with the
requirements of the underlying zoning district for similar uses in
regard to signage and other appearance controls, and with general
standards such as traffic visibility and emergency access; and,
WHEREAS, on August 24, 2005, the Rochester Planning and Zoning Commission held a
public hearing on this restricted development preliminary plan, reviewed the application
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• according to the requirements of Section 62.708, adopted the Planning Department's
recommended findings of fact and recommended approval of the application subject to the
following conditions:
1. Grading and Drainage Plan approval is required prior to development of
the property.
2. Pedestrian Facilities are required along the Owner's entire frontage of
Wood Lake Drive SE, concurrent with development of the property.
3. The exterior lighting, signage, and exterior, storage shall not exceed
standards applicable to developments within the B-4 District.
4. Dedicate by separate document the drainage & utility easement for the
entire pond area, up to the 100 year flood elevation.
WHEREAS, the Common Council held a public hearing on the restricted development
preliminary plan request on September 19, 2005, and permitted all interested persons to be
heard; and,
WHEREAS, at the September 19th public hearing, the Council considered the evidence
• and testimony submitted as well as the material contained. in the meeting agenda; and,
WHEREAS, based upon a preponderance and substantial weight of the evidence
submitted at the September 19th public hearing, the Common Council determines that the
Applicant satisfied the criteria of Section 62.708.
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of
Rochester that the Type III, Phase II, Restricted Development Preliminary Plan #05-24,
requested by Wayne Wandersee is in all things approved subject to the above four conditions.
BE IT FURTHER RESOLVED that the Council waives the final plan review.
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PAS
SED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF
ROCHESTER, MINNESOTA, THIS 1 DAY OF Mkk, 2005.
PRESIDENT OF SAID COMMON COUNCIL
ATTEST: dcuol-'Aan
Qr.p4i-�r- CITY CLE
APPROVED THIS aIS44'1 DAY OF 2005.
MAYOR OF SAID CITY
(Seal of the.City of
Rochester, Minnesota)
Zone05\RestDevPreFina1.0524
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