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HomeMy WebLinkAboutResolution No. 187-16 - RonaldMcDonaldHouse.IncentiveDevelopPrelimPlan.R2016-001CUPRESOLUTION WHEREAS, Peggy Elliot, Ronald McDonald House, ("Applicant") applied for a Type III, Phase II Incentive Development Preliminary Plan (#R2016-001CUP) to permit the construction of a three-story addition to the existing Ronald McDonald House, a transient accommodation. A total of 30 new bedroom units are proposed and, with the existing 42 units, there will be 72 total bedroom units. The property is located along the south side of Second Street S.W., and along the east side of Ninth Avenue S.W. It is an addition to the Ronald McDonald House, and addition on the east side of the existing facility, located at 850 Second Street S.W.; and, WHEREAS, the legal description for the property affected by the application is as follows: Lot 1, Block 1, Cliffside Addition; and, WHEREAS, the project is being proposed through the Incentive Development Conditional Use Permit process because the development contemplates a higher intensity then would otherwise be permitted; and, WHEREAS, R.C.O. §62.630 sets forth the criteria for incentive developments; and, WHEREAS, based upon section 62.630, the Planning Department Staff recommended the following findings of fact as to the Incentive Development application: Preliminary Development Plan Criteria: A. Suitability of the Area: The proposed site is suitable as the location for an Incentive Development. The proposed use is transient accommodations and is an addition to an already existing transient accommodations use. The 2nd Street Corridor Plan identifies this and neighboring properties to be used for hospitality housing; the proposed use is also hospitality housing. The property is designated for high density uses allowed in the CDC-RES in the LDM. On the Land Use Plan, the property is designated High Density Residential. The characteristics of the site necessitate increased density to allow for economic development. This site is hemmed in by a very steep hill on the south side. Development already exists to the north, east and west. This site is suitable for re -development and is near the downtown and core areas of the City. B. Site Design Criteria- (1) Capacity of Public Facilities: Utilities exist on and adjacent to the property. The site was previously the location of two, three-story apartment buildings. Some utilities will need to be modified to accommodate this development. The applicant will need to coordinate these modifications or improvements with the appropriate agencies. (2) Geologic Hazards: The applicant is responsible through the grading and drainage plan and retention wall construction to maintain slope and soil stability, so as not to create any geologic hazards. (3) Natural Features: This section does not apply, the development does not involve new construction on a vacant site, it involves re- development of an existing site that had apartment buildings. (4) Traffic Generation Impact -The applicant submitted the Traffic Impact Statement waiver and a study has been waived by the City Engineer. Proposed traffic increases are below the threshold that would trigger a study. In addition, a single page memo from Transportation Planning staff is attached to the report. The proposal is not expected to generate more than an additional 250- 300 trips per day. Daily traffic on 2nd Street SW is 16,200 on this segment and is well within acceptable capacity levels. (5) Height Impacts: This project proposes three floors with a peak building height of 44' 10". The height per LDM definition is 41' 7", the midpoint between the eaves and ridge, measured on the front of the building from grade to the midpoint. The proposed height exceeds the limit for transient accommodations in the CDC-RES and requires a modification. See the modification section for explanation and findings. There should be minimal shadow effect; the rear of the property is a very steep hill that is higher than the proposed peak height, and RMH is bounded by 2nd Street SW on the north side and 9t" Avenue SW on the west wide. Across 9t" Avenue SW is a parking facility. On the west side of the proposed addition is an alleyway, and insurance business is across the alleyway. The building will not impact views, as the residential dwellings behind the building are higher. The maximum roof height is at an 2 elevation of 1081.89. There are two dwellings behind the RMH, on top of the hill. The eastern dwelling is at about 1098 and the western dwelling is approximately at 1098 as well. Therefore, there is roughly a 16 foot difference from the highest point of the RMH proposal to the floor elevation of the dwellings above it on the hill. (6) Setbacks: The proposed addition will not meet the CDC-RES setbacks for transient accommodations. The application will require a modification. See the modification section for explanation and findings. (7) Internal Site Design: Adequate building separation exists between the existing and proposed RMH buildings and adjacent properties. Buildings are oriented towards 2nd Street SW frontage, which is the primary frontage for the site; internal site design includes circulation of vehicles into an interior garage located behind the building; therefore, parking is screened from view. (8) Screening and Buffering: Landscaping for the site will include street trees and shrub and flower plantings. A landscape buffer is planned along the north property line to screen the building from the street. The hill will screen the property on the south side, as the elevation difference is considerable. The first floor elevation for the RMH is approximately 1038 to 1046, with the peak roof height being 1081.89. A detailed Landscape Plan will be required as the Final Plan stage. The proposal does not satisfy the landscape percentage for transient accommodations in the CDC- RES and will require a modification; see the modification section for explanation and findings. (9) Ordinance Requirements: Except as otherwise stated, for height, landscaping and setbacks, the proposed development is consistent with the requirements of the underlying zoning district for similar uses. Signage will be reviewed as a separate review process through the application for a sign permit. (10) Non -Vehicular and Alternate Modes of Travel: The proposed building consists of pedestrian oriented -space, direct and convenient pedestrian access to most of the buildings entrances, and will include bicycle parking and bike racks. (11) Properties located in planning area for which a detailed Master Plan has been adopted by the Council. The site is within the 2nd Street Corridor Plan. The land use proposal is consistent with the 3 2nd Street Corridor Plan Map, which describes the use of these properties as hospitality homes. The Plan recommends increasing housing density along the corridor and encourages high activity and supportive uses that support a vibrant neighborhood. The Plan also encourages relocating parking to the rear of buildings and taking access off of side street or alleyways to reduce curb cuts along 2nd Street SW; the RMH proposal includes rear parking, screened within the building, and takes access off of an existing alleyway; and, WHEREAS, the Planning Department Staff recommended the following conditions of approval if the Incentive Development application were approved- 1. Development Application #R2015-033PLAT, a Final Plat to be known as Cliffside Addition, shall be recorded prior to Final Plan submittal. 2. Charter Communications currently has facilities to serve this property located in the rear of the building that may be in conflict with the planned addition. Any relocation/adjustments of Charter's existing facilities will be at the owner/developer's expense. 3. It appears part of the building may encroach within the seven foot utility easement on the front yard along 2nd Street SW. The easement should be added to the final plan, and if encroachment exists, this shall be resolved prior to Final Plan submittal, either by revocable permit, vacation, altering the building location or other option. 4. On the Final Plan site plan submittal, the following shall be provided: A. A zoning calculation table shall be included that identifies zoning standards for the site, proposed and required. This table shall include the correct FAR of 1.24 for the site and the final correct front yard setback; B. The plan shall identify easements on the property; C. The applicant shall also supply information to supplement their photometric info; specifically, height and cutoff of all proposed luminaires; D. A certificate of survey will be required; E. The Landscaping Plan will include boulevard trees for the entire site; and 4 F. All material required by section 62.612 shall be submitted with the Final Plan. 5. The interior parking spaces and drive aisles shall satisfy the standards in Section 63.450 Parking Facility Design Parameters. If the section is not satisfied, a modification is required during the Final Plan review. 6. The Final Plan shall identify all exterior mechanical equipment and transformer pads; screening shall be required. 7. Grading and Drainage Plan approval is required for this project. Please contact Troy Erickson at 328-2419 to discuss the application and approval process. 8. Execution of a Revocable Permit Agreement will be required for any proposed private improvements within the public right-of-way. 9. Reconstruction of the north/south alley is required at the Owner's expense, concurrent with development of this project. 10. Execution of a City -Owner Contract is required prior to construction/reconstruction of public infrastructure to serve this development. Any proposed public improvements lying within Owners private property will require dedication of public easements prior to construction. 11. If these accommodations are considered transient hotel type rooms, then no dedication is required. If they are considered residential then further review and possible dedication may be required. 12. Boulevard trees will be required for the development. Prior to the development of the property the Owner shall determine which of the two available options, Payment Method or Install Boulevard Trees, will be used to meet their boulevard tree obligations for each phase of development. Once the option is selected, the Owner shall either make applicable cash payment to the Rochester Park and Recreation Department or submit a planting plan to the City Forester for a planting permit prior to final development approval. Trees shall be planted every 35 feet. 13. The existing water services for the former buildings on this site were not properly abandoned at the main in the street at the time of the demolition and must be shown to be done with this plan. This must be noted on the final plan and the work must be coordinated with RPU Water and be 5 completed prior to finishing the building construction; and, 14. Total building plumbing fixture information must be submitted to RPU Water as it becomes available to determine if the existing 2" compound domestic water meter is large enough for the entire complex or if it needs to be up -sized with this addition. WHEREAS, on April 13, 2016, the Planning and Zoning Commission held a public hearing on this Incentive Development Preliminary Plan, reviewed the application according to the requirements of section 62.630; and, WHEREAS, at its April 13t" public hearing, the Planning and Zoning Commission amended the following findings of fact to read as follows- (3) Natural Features: This section does not apply, the development does not involve new construction on a vacant site, it involves re- development of an existing site that had apartment buildings. (4) Traffic Generation Impact -The applicant submitted the Traffic Impact Statement waiver and a study has been waived by the City Engineer. Proposed traffic increases are below the threshold that would trigger a study. In addition, a single page memo from Transportation Planning staff is attached to the report. The proposal is not expected to generate more than an additional 250- 300 trips per day. Daily traffic on 2nd Street SW is 16,200 on this segment and is well within acceptable capacity levels; and, WHEREAS, at its April 13t" public hearing, the Planning and Zoning Commission deleted condition #11 and amended condition #14 to read as follows: 14. Total building plumbing fixture information must be submitted to RPU Water as it becomes available to determine if the existing 2" compound domestic water meter is large enough for the entire complex or if it needs to be up -sized with this addition. If it is determined by RPU that the water meter needs to be upsized, the applicant should so then comply; and, WHEREAS, at its April 13t" public hearing, the Planning and Zoning Commission adopted the Planning Department's recommended findings of fact as amended above, and recommended approval of the application subject to the Planning Department's recommended 13 conditions of approval as amended above; and, WHEREAS, on May 2, 2016, the Common Council held a public hearing on the Incentive Development Preliminary Plan (#R2016-001 CUP), and gave all interested persons the opportunity to make presentations and give testimony concerning the application; and, 1.9 WHEREAS, at the May 2"d public hearing, the Applicant's representative agreed with all of the Planning Commission's recommended conditions of approval; and, WHEREAS, based upon a substantial amount of all of the evidence and testimony submitted during the May 2"d public hearing, the Council accepts the Planning and Zoning Commission's recommended findings of fact and conditions of approval, and adopts them as its own. 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 Preliminary Plan (#R2016-001 CUP) requested by Peggy Elliot, Ronald McDonald House is granted subject to the above 13 conditions of approval as recommended by the Planning and Zoning Commission (conditions #1 - #10, #12 - #14). PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF ROCHESTER, MINNESOTA, THIS ATTEST: CITY CLERK DAY OF , 2016. PRESIDENT OF SAID COMMON COUNCIL APPROVED THIS DAY OF , 2016. (Seal of the City of Rochester, Minnesota) Zone15\lncendev.16-001. prelim MAYOR OF SAID CITY 7