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HomeMy WebLinkAboutResolution No. 426-08 • RESOLUTION WHEREAS, VP2, LLC, applied for a Type III, Phase II Incentive Development (#R2008- 025CUP) to permit the construction of a 124-room hotel in the southeast corner of the property located north of Carlton Street S.W., and along the west side of Commercial Drive S.W. (previous site of Mills Fleet Farm); 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 use is compatible with the existing land uses. Commercial uses surround the property and constructing a hotel at this area may bring other businesses to this location. • b) Site Design Criteria: 1) Capacity of Public Facilities. Utilities are available to serve the proposed development however will need to be rerouted to accommodate the proposed site layout. The static water pressure will range from 45 to 49 PSI at the main floor and in the low to mid 30's PSI at the top floor. This PSI may require some type of a pressure booster system according to the Minnesota Plumbing Code. An additional on-site fire hydrant and connecting mains are needed on the north side of the project. 2) Geologic Hazards: There are no geological hazards identified on the site. 3) Natural Features: The site is relatively flat. 4) Traffic Generation Impact: The anticipated amount of traffic that will be generated by the proposal is 1,078 daily trips or 85 peak hour trips. Commercial Drive SW was recently reconstructed as part of the TH 63 interchange projects. Improvements are required for Carlton Street S.W., so that it can adequately handle the anticipated amount of traffic to be generated by this development. Therefore, the owner may not proceed to construct or operate this • hotel until the needed improvements to Carlton Street S.W., occur. . Alternatively, the owner may voluntarily enter into a Contribution Agreement with the City to address obligations related to the necessary improvements to Carlton Street S.W., and capacity component of the Willow Creek Transportation Improvement District (WCTID). 5) Height Impacts: This project proposes a 4-story hotel with a total building height of approximately 43.28 feet. The proposed hotel is adjacent to an existing structure and has frontage along two public roadways. 6) Setbacks: The minimum setback requirements are exceeded. 7) Internal Site Design: There appears to be adequate building separation to open spaces and street frontages. A cross access easement will be needed for the use of the access location to Commercial Drive SW. 8) Screening and Buffering: The applicant is proposing to provide a total of 14.47% landscape area. The majority of the landscaping will only consist of grass areas. They are proposing 15 overstory trees on the property. Staff is of the opinion that since this is an • incentive development request additional plantings should be provided, such as a bufferyard "C" within the landscape area between the parking lot and road right-of-way. 9) Ordinance Requirements: The development does exceed the landscape area requirements for the B-4 zoning district and is providing enough parking spaces based on the number of rooms. However, since this is an incentive development additional landscaping should be provided than the 15 overstory trees proposed; and, WHEREAS, the Commission, following its public hearing, recommended approval subject to the following conditions: 1. Separate Grading Plan approval is required and payment of a Storm Water Management Area Charge is applicable for any increase in impervious surface. 2. The owner shall execute a contribution agreement with the City which addresses the owner's obligations related to the necessary improvements to Carlton Street S.W., and the capacity component of the Willow Creek Transportation Improvement District (WCTID). Construction of the • concrete sidewalk is required along the entire frontage of the property 2 • abutting Carlton Street S.W., concurrent with the development of the property. 3. The site plan shall be revised to provide a bufferyard "C" within the landscape area between the parking lot and the road right-of-way and the additional required on-site fire hydrant. 4. Prior to development, the applicant shall dedicate the 20-foot wide utility easements shown for the public water main relocation and any public improvements required by the Fire Prevention Bureau. 5. Prior to development, a detailed lighting plan, including illumination levels at the property lines shall be submitted to the Planning Department for review. The lighting must meet standard "C" in section 63.210 of the Rochester Code of Ordinances. 6. Prior to development, there must be a cross access easement dedicated for the use of the access location along Commercial Drive S.W. WHEREAS, the Common Council held a public hearing on the Incentive Development R2008-018CUP request on August 18, 2008, and gave all interested persons the opportunity to •make presentations and give testimony concerning the application; and, WHEREAS, at the August 18th public hearing, the Planning and Zoning Department recommended the deletion of condition #3 and the rewording of condition #2 so that it reads as follows: 2. There are inadequate on and off site public facilities, specifically the capacity of Carlton Street S.W., and other roads impacted by the proposed development, to accommodate the development of this property. The development must be phased-in in a manner consistent with the City's planned infrastructure improvements. No development will be allowed to occur for any phase until the City Council has determined that public facilities are adequate for that phase of development. Alternatively, the developer may join with the City in making these inadequate public facilities adequate for this development and may voluntarily enter into a contribution agreement that outlines the developer's and City's obligations related, but not limited, to transportation improvements; and, WHEREAS, at the August 18th public hearing, the applicant's representative agreed with all of the recommended conditions of approval as amended above; and, WHEREAS, based upon all of the evidence and testimony submitted during the August 18th public hearing, the Council accepts the Planning and Zoning Commission's recommended 3 r 01findings of fact and conditions of approval as amended above. 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 VP2, LLC, is granted subject to the above five conditions as amended. BE IT FURTHER RESOLVED that the Council waive the Final Plan review. PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF ROCHESTER, MINNESOTA, THIS IeM DAY OF_40 sc6T , 2008. / PRESIDENT OF SAID-COMMON COUNCIL ATTEST: ') C TY CLERK APPROVED THIS DAY OF AP-5 7- , 2008. MAYOR OF SAID CITY (Seal of the City of Rochester, Minnesota) Zone0 lncendev.8-025.prelim 4