HomeMy WebLinkAboutResolution No. 296-07 • RESOLUTION
WHEREAS, Madonna Towers of Rochester requested an amendment to the Planned
Unit Development for Madonna Towers to add a 16-bed assisted living facility to the skilled care
facility completed in 2002. The property.is located at 4001 19th Avenue N.W., in Rochester,
Minnesota; and,
WHEREAS, the City Planning and Zoning Commission, at its May 23, 2007, meeting
reviewed the proposed amendment in light of the criteria provided by Section 62.708 of the
Rochester Code of Ordinances and made the following findings of fact:.
62.708 Criteria for Type III Developments: In determining whether to
approve, deny, or approve with conditions an application, the Commission and
Council shall be guided by the following criteria:
1) Preliminary Development Plan Criteria:
a) Capacity of Public Facilities: The existing or future planned
utilities in the area are adequate to serve the proposed
development. Specific plans for utility extension or connection
will need to be approved at a future time. Additional fire
hydrants may be required to serve the proposed and existing
• building.
b) Geologic Hazards: The existence of areas of natural or geologic
hazard, such as unstable slopes, sinkholes, floodplain, etc., have
been identified and the development of these areas has been
taken into account or will be addressed in the Phase II plans. This
site is not known to contain any of the listed geologic hazards.
c) Natural Features: For developments involving new construction,
the arrangement of buildings, paved areas and open space has, to
the extent practical, utilized the existing topography and existing
desirable vegetation of the site. This site is relatively level.
There are existing wooded and turf areas south of 415t Street
that will be impacted by this development. A wooded area in
the northwest portion of the property will be cleared for the
addition. The assisted living unit addition will reduce the
amount of open space on the property.
d) Residential Traffic Impact: When located in a residential area,
the proposed development:
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• 1) Will not cause traffic volumes to exceed planned capacities
on local residential streets;
2) Will not generate frequent truck traffic on local residential
streets;
3) Will not create additional traffic during evening and nighttime
hours on local residential streets;
a) The proposed amendment will not cause traffic
volumes to exceed planned capacities on local
residential streets.
b) This proposal will not generate frequent truck
traffic on local residential streets.
c) The proposal will likely not create additional
traffic during evening and nighttime hours on
local residential streets.
e) Traffic Generation Impact: Anticipated traffic generated by the
• development will not cause the capacity of adjacent streets to be
exceeded, and conceptual improvements to reduce the impact of
access points on the traffic flow of adjacent streets have been
identified where needed. The anticipated traffic generated by
the development should not cause the capacity of the adjacent
streets to be exceeded. However, the existing northerly
access off of 19th Avenue NW does not meet the current
ROCOG Transportation Plan Corner Clearance Guideline of
120 feet from the 415t Street right-of-way. 'To minimize traffic
conflicts there should be no parking along the access drive
within 75 feet from the 19th Avenue NW right-of-way.
f) Height Impacts: For developments involving new construction,
the heights and placement of proposed structures are compatible
with the surrounding development. Factors to consider include:
1) Will the structure block sunlight from reaching adjacent
properties during a majority of the day for over four (4)
months out of the year;
2) Will siting of the structure substantially block vistas from the
primary exposures of adjacent residential dwellings created
due to differences in elevation.
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• The height of the structure should not block sunlight or
vistas from the adjacent properties. , This addition is
planned to be one story.
g) Setbacks: For developments involving new construction,
proposed setbacks are related to building height and bulk in a
manner consistent with that required for permitted uses in the
underlying zoning district. The setbacks exceed those which
would be required for a congregate housing or
nursing/personal care facility developed in the R-4 district. At
the closest point the structure is setback approximately 35
feet from the property line.
h) Internal Site Design: For developments involving new
construction, the preliminary site layout indicates adequate building
separation and desirable orientation of the buildings to open
spaces, street frontages or other focal points. The building
orientation appears appropriate for the site.
i) Screening and Buffering: The conceptual screening and
bufferyards proposed are adequate to protect the privacy of
• residents in the development or surrounding residential areas from
the impact of interior traffic circulation and parking areas, utility
areas such as refuse storage, noise or glare exceeding permissible
standards, potential safety hazards, unwanted pedestrian/bicycle
access, or to subdue differences in architecture and bulk between
adjacent land uses. The remaining trees along the north and
west property line are more than the adequate bufferyard
requirement.
j) Ordinance Requirements: The proposed development includes
adequate amounts of off-street parking and loading areas and, in
the case of new construction, there is adequate landscaped area to
meet ordinance requirements. This application for memory care
assisted living units increases the units of residential beds
available by 16. The zoning ordinance requires 1 parking
space per every six beds plus 1 space for employee on the
largest shift, --
k) General Compatibility: The relationship of the actual
appearance, general density and overall site design of the
proposed development should be compared to the established
pattern of zoning, the character of the surrounding neighborhood
and the existing land forms of the area to determine the general
• compatibility of the development with its surroundings. The
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• proposed development would appear to be compatible with
the surrounding land uses. The land use, of the site is a
mixture of assisted living, nursing home care and independent
living units. The proposed project would be buffered and
screened on the .north and west side by the existing
vegetation; and,
WHEREAS, the Commission recommended approval of the proposed amendment of the
PUD subject to the following conditions:
1. Grading and drainage plan approval is required for the project. Also
payment of the applicable Storm Water Management Area Charge for the
increase in impervious surface will apply.
2. A revised site plan be provided which provides the revised parking layout
presented to staff prior to the Commission meeting. The revised plan
provides for a total of 12 parking spaces.
3. Any utility easements needed for construction of public utilities shall be
granted to the City.prior to construction.
• 4. The owner shall post "No Parking" signs along both side of the access
drive within 75 feet of the 19th Avenue NW right-of-way.
5. The row of trees along the northwesterly portion of the property (along 41 st
St. NW) shall not be disturbed. If the trees are removed because of the
construction of the building new trees shall be planted to replace the trees
that were removed; and,
WHEREAS, the Common Council, at its June 18, 2007, meeting, considered the matter
and was informed that, because of the submission of a revised site plan and landscaping plan,
recommended conditions of approval #2 and #5 should be deleted; and,
WHEREAS, the Council otherwise concurred with the Commission's findings and
recommendation, and adopted the Commission's recommended conditions #1, #3 and #4 as its
own.
NOW, THEREFORE, BE IT RESOLVED by Common Council of the City of Rochester
that applicant's proposed amendment to the Planned Unit Development for Madonna Towers to
add a 16-bed assisted living facility to the skilled care facility completed in 2002 is in all things
approved subject to the above three conditions (condition #1, condition #3 and condition #4).
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PASSED AND ,ADOPTED BY THE COMMON COUNCIL QF THE CITY OF
ROCHESTER, MINNESOTA, THIS /81Y4 D Y OF ci-Y Ii✓ , 2007.
oyv
/ / PRESIDENT OF SAID COMMON COUNCIL
ATTEST: % = cl
CITY CLERK
APPROVED THIS 19Tq DAY OF C TG{lYle , 2007.
T`
MAYOR OF SAID CITY
(Seal of the City of
Rochester, Minnesota)
ZoneMP U D.amendMadTowersOl
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