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HomeMy WebLinkAboutResolution No. 582-07 d 0711 , RESOLUTION WHEREAS, Southern Crossing Development, LLC, requested approval of land disturbing activities associated with Land Subdivision Permit (Preliminary Plat) #R2007-011 (Southern Crossings) that would allow the modification of the grades 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 the old Fleet Farm building, west of Highway 63 and south of the.Southtown subdivisions; 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; 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 ground water 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 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, ne.ighborhood 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 December 3, 2007, 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 a danger to life or property. Any slopes exceeding the 3:1 ratio will be checked for geotechnical stability and all slopes will be stabilized as required by city standards. The grading and drainage plans will need to comply with City standards and be approved by the Rochester Public Works Department. 2. Access to the site is from Commercial Drive S.W. (designated as a primary urban collector) recently reconstructed to handle additional traffic for such construction activities. The construction activities will not adversely affect residential property to the north as the General Development Plan required a buffer area for the residential property and the stormwater treatment basin is located in the area closest to the residential properties providing additional buffering to the existing residential area. 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. Some of the alteration activity will involve the movement of material from place to place within the site while some material will be hauled off-site. All roads leading to the site • are constructed to accommodate heavier trucks minimizing the impact on the surrounding roads. 4. The proposed excavation work should not affect air quality or ground and surface water quality. Surface run-off will be caught in temporary and/or permanent sedimentation basins along with the use of silt fencing. All erosion control measures must be consistent with city construction standards. 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 lacks scenic quality and wildlife due to other commercial development in the area. 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 land use plan. 7. The grading will be confined to the property and should not affect the use and enjoyment' of adjacent properties. The duration of the activity is • 3 • expected to be completed within one construction season. 8. There are homes in the immediate area that will be visually affected by the grading activity for only a short time during the grading process. The duration of the activity is expected to be completed within one construction season. 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. 10. The grading and drainage plans will need to be reviewed and approved by the City. The drainage patterns for this site presently have no stormwater management facilities near the site. Facilities of this type are being created as part of this project. 11. The areas of grading do not contain sinkholes or wetlands and should not affect the ground water or surface quality once restoration and stabilization is completed. A wetland delineation has been completed on the site and the project will not affect any wetlands. 12. The duration of one construction season for the grading activities 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. 16. According to the Bedrock Geology Map from the Geologic Atlas of Olmsted County, the site is below the Decorah Edge setting. 17. A wetland related application has been approved by the City and the plat incorporates the approved wetland plan; and, 1 • 4 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 Southern Crossing Development, LLC, for land disturbing activities associated with Land Subdivision Permit (Preliminary Plat) #R2007-011 (Southern Crossings). PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF ROCHESTER, MINNESOTA, THIS ,-jAb A OF , 2007. �--- PRESIDENT OF SAID COMMON COUNCIL ATTEST CIW CLERK APPROVED THIS DAY OF E M P52 2007. MAYOR OF SAID CITY (S6al of the City of Rochester,' Minnesota) r Zone65\SubLandA1t\35 , 5