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HomeMy WebLinkAboutResolution No. 299-16 - COR.IncentiveDevelopPrelimPlan.R2016-018CUP.RESOLUTION WHEREAS, the City of Rochester applied for an Incentive Development Preliminary/Final Plan (#R2016-018CUP) to permit the construction of a seven -level parking ramp, commercial space, and a potential ten -floor apartment building as a staged development. The property is located south of East Center Street, north of First Street S.E., and west of First Avenue S.E.; and, WHEREAS, R.C.O. §62.630 sets forth the criteria for incentive developments; and, WHEREAS, based upon section 62.630, the Planning Department recommended the following findings of fact: Preliminary Development Plan Criteria: A. Suitability of the Area: The proposed site is suitable as the location for an Incentive Development. The proposed uses are compatible with the existing land uses in the area. B. Site Design Criteria- (1) Capacity of Public Facilities: Utilities exist adjacent to this project. Some utilities will need to be modified (i.e. water, sanitary sewer and electric) to accommodate this development. The applicant will need to coordinate these modifications or improvements with the appropriate agencies. (2) Geologic Hazards: Not applicable. (3) Natural Features: Not applicable. (4) Traffic Generation Impact -The anticipated traffic will not cause the capacity of the adjacent roadways to be exceeded. The first phase of the proposed project is a public parking ramp that will develop 90 underground private parking stalls that will be associated with the Broadway at Center Project and 542 public parking stalls in a 6 floor above ground parking facility for a total 632 parking stalls. Under Section 63.423 of the LDM developments in the Central Business District area of the Central Development Core are exempt from the provisions of the providing off-street parking, except that parking and loading spaces voluntarily established shall comply with the size and locations identified in the LDM. The project is subject to the provisions of the Downtown Parking Overlay Zone (DPOZ) in the LDM section 63.427. East Center Street is designated as a Secondary Urban Arterial on the Functional Designation Map of the 2040 Long Range Transportation Plan. Within the Downtown Master Plan, East Center Street is designated a Bike Street/Complete Street. Access to the underground parking facility for the Broadway at Center project will be via East Center Street and access to the City of Rochester public parking ramp will be via 1st Street SE. The City will need to coordinate with the appropriate parties the use of the remaining alley accessed from 1st Street SE. The users of the on -street parking along 1st Avenue SE will need to be defined as the project moves from parking ramp phase into the future multi -family housing development project. (5) Height Impacts: The Parking Facility is proposed at 6 stories in height and approximately 77.5' feet above grade at the highest point. The project is bordered by streets to the north, south, and west which have a minimum of a 75 foot right-of-way. The proposed 6 level parking ramp is not anticipated to obstruct sunlight from any existing uses or buildings located to the north of the development site. The applicant shall provide a Shadow Impact diagram showing the shadowing effects on adjacent property with the development of the 6 level parking ramp. The second or future phase of the staged development is development of an additional 10 floors of multi -family housing. The total building height is not identified but estimated at approximately 200' (or an additional 1225) above grade at the highest point. The applicant will need to provide detailed plans and elevations documenting the heights of the proposed buildings with the final submittal of the future proposed 10 floors of multi -family housing. The applicant will need to provide a Shadow Impact diagram showing any shadowing effects on adjacent property with the development of the additional 10 floors of residential housing. The proposed location of the residential housing is to run north and south along 1st Avenue SE. The area between the projects proposed residential housing and the Broadway Plaza and Broadway at Center project is proposed to be a green roof / rooftop terrace above the parking ramp. (6) Setbacks: Within the CDC —CBD district the minimum building setback is zero feet. Portions of the building encroach into the public right-of-way along 1st Avenue SE; therefore the developer will require a revocable permit or right-of-way vacation for these 2 encroachments. The street level along 1st Avenue SE is recessed to allow for development of streetscape in compliance with city standards and provide for pedestrian facilities and bike parking. (7) Internal Site Design: The orientation of the building has the main pedestrian entrances to the parking ramp at the intersection of 1st Avenue and East Center Street & and 1st Street SE which helps define the presence for the building at this location. The future phase of residential housing primary entrance is on 1st Avenue SE. This private & secure entrance has associated on street parking to accommodate the needs of the tenants. The vehicular access to the public parking ramp is via 1st Street SE, the underground parking associated with the Broadway and Center Project will access via East Center Street SE. Pedestrian access into the Skyway system at the Broadway Plaza will be at the second floor of the parking ramp along1st Street SE. The Broadway at Center building will have access to the parking ramp at various levels. The proposed green roof or rooftop terrace on the on the top level of the parking ramp takes advantage of solar gain through a south -facing orientation. The project has integrated additional active building space along East Center Street by coordinating the parking facility design with the Broadway at Center Project. The incorporation of the Railroad Right -of -Way into the overall design of the project, making efficient use of the space of above the Railroad ROW for a parking facility and future phase of Multi -Family -Housing project. The plans indicate that the exterior signage will conform to standard D and will include traffic control directional signage at vehicle entries and exits, projecting circular blue parking sign (international symbol for parking). A specific signage plan is not provide, some signs are identified in the elevations provided by the applicant. (8) Screening and Buffering: The plans provided identify locations 8 street trees along 1st Street SE, 1st Avenue SE and East Center Street. The tree locations are generally near the back of curb and are incorporated in to the streetscape of the surrounding streets. The applicant will need to work with the City Forester to finalize locations, timing of installation and the soil design requirements for these locations. The applicant has not proposed any additional landscape areas. It may be appropriate to add planters or other site elements in the streetscape area to highlight entrances to the Transit Office and pedestrian access points to the city parking 3 ramp. The applicant has not provided a Landscape Plans for the Parking Facility, a Landscape Plan is typically submitted with the site plan for incentive development projects to review conformance with the Ordinance. Section 63.427 Subd 8 (E). The project is exempt from any provision of this Code that would require bufferyards between land used for a new parking facility and any adjacent land uses are waived with the exception of any required bufferyard that establishes the need to provide the planting of boulevard trees. When the final plan is brought forward for the second phase of the staged development the applicant will need to provide a details landscape and site plan for the green roof / rooftop terrace. The plans shall provide details on the exterior plaza space including but not limited to planting materials, soils design, site materials, site furniture and site lighting. Parking Facilities in the DPOZ are exempt from the bufferyard requirements with the exception of any require bufferyard that establishes the need to provide the planting of boulevard trees, as identified in section 63.427, subd. 8(E),(2). (9) Ordinance Requirements: The proposed project is subject to the review and approval as outlined in the LDM and other governing documents. The proposed project complies standards outlined in section 62.411. The proposed parking facility complies with the Downtown Parking Overlay District Zoning standards. The applicant must receive a revocable permit for all encroachments into the right-of-way and over the public right-of-way alley. Other city obligations must be met through application and liaison with relevant agencies; (10) Non -Vehicular and Alternate Modes of Travel: Pedestrian - oriented space is incorporated into the streetscape design along the project frontages and through use of canopied building openings. Bicycle parking is provided on the site - parking facility, and in the right-of-way. Center Street is designated in the Downtown Masterplan as a bike street/ complete street. The DMC Development Plan designates 1st Avenue SE as a proposed Sharrow Route and Center Street east of the project is identified as a proposed advisory Bike Lane area. This development is within '/4 mile of 2nd Street SE which functions as a bus transit hub. The development is well served by public transit. The development is also in a walkable area, close to downtown shops, Civic Center, 4 library and other amenities. The development is located in close proximity to the bike path network which runs along the Zumbro River; (11) Master Planned Corridor: The Downtown Master Plan was adopted by the City Council in January of 2011. The Master Plan identifies this area, known as the Main Street Mixed Use District, as a primary development location. The proposed City of Rochester Parking Ramp #6 project fulfills many of the goals of the Downtown Master Plan such as incorporation of mixed uses, mixed material facade design, and active streetscape elements. The proposed development is consistent with the Downtown Mater Plan by incorporating pedestrian -oriented amenities like connectivity to neighboring developments and incorporation of a mix of uses like retail, restaurant, and residential within the building contributing to a more active downtown. Bump -outs at the end of each block provide additional space within the pedestrian zone between the building edge and curb. Complete Streets Policy: The Complete Streets Policy was adopted by the City of Rochester in 2009. It is a policy which encourages multi -modal transport and ensures appropriate design of roads, paths, and linkages throughout the city. The development complies with the objectives of the Complete Streets Policy which is to improve the access and mobility for all users of streets in the community by improving safety through reducing conflict and encouraging non -motorized transportation and transit. Downtown Parking Overlay Zone (DPOZ): The Downtown Parking Overlay Zone (DPOZ) identifies and more easily defines the uniquely situated and expanding areas around the Central Business District that have a high level of proximity to both publically provided transportation facilities, public parking facilities, metered street parking and to the major downtown employment centers that provide off-street employee parking. At these locations, private off-street parking requirements are regulated differently than in other parts of the City. Section 63.423 exempt from providing off-street parking in the CDC-CBD. The specific provisions of the DPOZ define a Parking Facility as being the principal or accessory use of land being either a structure or building located above or below grade design for short or long term off-street parking. Final Incentive Development 5 A. Capacity of Public Facilities: The design of private and public utility facilities meet the requirements and specifications which the applicable utility has adopted. B. Geologic Hazard: There are no known geologic hazards related to this project. C. Access Effect: Ingress and egress points have been designed and located so as to minimize traffic impacts, especially through the widening of the sidewalk/amenity space on 1st Ave SE and East Center Street. Access for delivery and service vehicles will be taken from the alley public right-of-way off of 1st Street SE. Access locations and use/span of the alley have been reviewed by City of Rochester Public Works Department. D. Pedestrian Circulation: Pedestrian -oriented space is incorporated into the streetscape design along the project frontages and through use of canopied building openings. The development has enhanced pedestrian space through the widening of sidewalks along East Center Street and 1st Avenue SE, and the inclusion of a protected pedestrian sidewalk with visual access to the railroad tracks. Bike racks and bike lockers are provided. E. Foundation and Site Plantings: The plans provided identify locations for 8 street trees along 1st Street SE, 1st Avenue SE and East Center Street. The tree locations are generally near the back of curb and are incorporated in to the streetscape of the surrounding streets. The applicant will need to work with the City Forester to finalize locations, timing of installation and the soil design requirements for these locations. The applicant has not proposed any additional landscape areas. It may be appropriate to add planters or other site elements in the streetscape area to highlight entrances to the Transit Office and pedestrian access points to the city parking ramp. F. Site Status: Adequate measures have been taken to ensure the future maintenance and ownership pattern of the project, including open space and accessibility through the site. Evidence needs to be submitted indicating that a final plat has been approved & recorded and required permissions have been obtained for the alley span and any encroachments into the public right-of-way prior to zoning certificate submittal. G. Screening and Bufferyards: The plans provided identify locations 8 street trees along 1st Street SE, 1st Avenue SE and East Center Street. 1.9 The tree locations are generally near the back of curb and are incorporated in to the streetscape of the surrounding streets. The applicant will need to work with the City Forester to finalize locations, timing of installation and the soil design requirements for these locations. The applicant has not proposed any additional landscape areas. It may be appropriate to add planters or other site elements in the streetscape area to highlight entrances to the Transit Office and pedestrian access points to the city parking ramp. The applicant has not provided a Landscape Plans for the Parking Facility, a Landscape Plan is typically submitted with the site plan for incentive development projects to review conformance with the Ordinance. Section 63.427, subd 8(E). The project is exempt from any provision of this Code that would require bufferyards between land used for a new parking facility and any adjacent land uses are waived with the exception of any required bufferyard that establishes the need to provide the planting of boulevard trees. H. Final Building Design: The final building design is consistent with the principles identified in preliminary development plan relative to Height Impact, Setbacks, and Internal Site Design. Detailed building design and materials are shown in the submitted final plan drawings. Internal Circulation Areas: Plans for off-street parking and loading areas and circulation aisles to serve these areas meet the requirements of the Ordinance. The proposed parking facility complies with the Downtown Parking Overlay District. J. Ordinance Requirements: The proposed project is subject to the review and approval as outlined in the LDM and other governing documents. The proposed project complies standards outlined in section 62.411. The proposed parking facility complies with the intent of Downtown Parking Overlay District Zoning standards. The applicant must receive adequate permissions from the City of Rochester Public Works Department regarding encroachments into the right-of-way and over the public right- of-way alley. Other city obligations must be met through application and liaison with relevant agencies. K. Non -Vehicular and Alternate Travel Modes: Pedestrian -oriented space is incorporated into the streetscape design along the project frontages and through use of canopied building openings. Bicycle parking is provided on the site - parking facility, and in the right-of-way. Center Street is designated in the Downtown Masterplan as a bike street/ complete street. The DMC Development Plan designates 1st Avenue SE as a proposed Sharrow Route and Center Street east of the project is identified as a proposed advisory Bike Lane area. This development is within '/4 mile of 2nd Street SE which functions as a bus transit hub. The development is well served by public transit. The development is also in a walkable area, close to downtown shops and amenities. The development is located in close proximity to the bike path network which runs along the Zumbro River. L. Master Planned Corridor: The Downtown Master Plan was adopted by the City Council in January of 2011. The Master Plan identifies this area, known as the Main Street Mixed Use District, as a primary development location. The proposed City of Rochester Parking Ramp #6 project fulfills many of the goals of the Downtown Master Plan such as incorporation of mixed uses, mixed material facade design, and active streetscape elements. The proposed development is consistent with the Downtown Mater Plan by incorporating pedestrian -oriented amenities like connectivity to neighboring developments and incorporation of a mix of uses like retail, restaurant, and residential within the building contributing to a more active downtown. Bump -outs at the end of each block provide additional space within the pedestrian zone between the building edge and curb. The findings within this report maintain that the project complies with the Downtown Master Plan; and, WHEREAS, the Planning Department recommended approval of the Preliminary Plan subject to the following conditions- 1. Applicant shall provide a finalize set of building plans, elevations and development calculations with the final plan submittal. 2. Applicant shall provide detailed information on all site materials, site layout of terrace area, detailed Landscaping Plan, identifying plant material and soils systems to be used with the final plan submittal. 3. Any rooftop equipment shall be adequately screened from view. 4. The applicant must submit detail for the exterior lighting including a photometric lighting plan which complies with the lighting standards within the Ordinance with the final plan submittal. 5. The Applicant shall provide a signage plan with identifying locations, design and size of signs with the final plan submittal. 6. The Applicant shall provide a Shadow Impact diagram showing any shadowing effects on adjacent property with the final plan submittal. 8 7. The status of the Grading and Stormwater Management Plan shall be approved, or approved with conditions, prior to approval of the final plan. 8. Revocable Permits or Vacation of Right -of -Way will be required for all canopies, overhangs, and any other encroachments over the public right- of-way. 9. Charges/Obligations applicable to the development may include the following: A. Sanitary Sewer Availability Charge (SAC) B. Water Availability Charge (WAC) C. Storm Water Management Plan Area Charge (SWMPAC) for any net increase in impervious surface D. Plant Investment Fee (PIF) collected for individual lots at the time of Building Permit issuance; and, WHEREAS, the Planning Department recommended approval of the Final Plan subject to the following conditions- 1. The applicant shall provide prior to submitting for Building Permit/Zoning Certificate the following information: A. A detailed Landscaping Plan, identifying plant material and location and type soils systems to be used. B. A detailed for the exterior lighting on the building or in the right-of- way including a photometric lighting plan which complies with the lighting standards within the Ordinance. C. The details on the materials to be used in the areas where the Railroad Tracks crosses the pedestrian walkways along 1st Street SE and East Center Street. D. Detailed information on the ornamental fence identified in the plans separating the pedestrian walkway from the railroad tracks along 1st Avenue SE. E. Detailed information on the site amenities identified in the plans, such as type, color, materials proposed for of Bike Rack and Bike Lockers. a F. Detailed information on Canopies shown in elevation and identified as Metal/Glass Canopy on the elevations, provide dimensional drawings, colors, types of glass, color of glass and any other appropriate details. G. A detailed plan indicating any signs proposed for public safety or directional purposes. H. Provide a Shadow Impact Diagram, for the 6 level parking ramp, showing any shadowing effects on adjacent property. Provide documentation that the materials used in the Stairway/Elevator towers meets the 50% transparency requirement identified in section 63.427, subd.8 (J), (6); 2. Any rooftop equipment shall be adequately screened from view. 3. The Applicant shall provide a copy of the recorded Unity Agreement prior to the issuance of any building permits. It is understood that the Unity Agreement will include the Broadway Plaza Building, the Proposed Broadway and Center Project and the Proposed City Parking Facility, this document will be recorded on each affected parcel. 4. The Development is contingent on encroachment into 1st Avenue SE, applicant shall document the vacation of ROW or a revocable permit has been approved. 5. The status of the Grading and Stormwater Management Plan shall be approved, or approved with conditions, prior to submitting for Building Permit/Zoning Certificate. 6. Charges/Obligations applicable to the development may include the following: A. Sanitary Sewer Availability Charge (SAC) B. Water Availability Charge (WAC) C. Storm Water Management Plan Area Charge (SWMPAC) for any net increase in impervious surface D. Plant Investment Fee (PIF) collected for individual lots at the time of Building Permit issuance. 10 7. The applicant's water system plans shall reflect a water system layout to include abandoning an 8" existing water service along Center Street, relocation of 16" CIP water main located in the north curb line of 1st Street SE, per Rochester Public Utilities requirements. 8. Applicant shall comply with the ordinance Section 63.275, Subd. 8 related to Boulevard Tree requirements in the Central Business District. 9. Revocable Permits or Vacation of Right -of -Way will be required for all canopies, overhangs, and any other encroachments over the public right- of-way. 10. The property shall be re -platted through the platting process; and, WHEREAS, the Planning and Zoning Commission held a public hearing on the Incentive Development Preliminary/Final Plan #R2016-018 on June 8, 2016, and gave all interested persons the opportunity to make presentations and give testimony concerning the application; and, WHEREAS, at its June 8t" public hearing, the Commission recommended denial of the Incentive Development Preliminary Plan, Incentive Development Final Plan — Parking Facility, and Incentive Development Final Plan — Parking Garage #R2016-018 on the basis that the proposed developments do not meet all of the applicable criteria; and, WHEREAS, the Common Council held a public hearing on the Incentive Development Preliminary/Final Plan #R2016-018CUP request on July 6, 2016, and gave all interested persons the opportunity to make presentations and give testimony concerning the application; and, WHEREAS, at the July 6t" public hearing, the Council added condition #11 to the Final Plan — Parking Facility to read as follows: 11. The drawings and renderings found at pages 373-376 of the July 6, 2016, council meeting agenda packet are to be replaced with the drawings and renderings found at pages 387-390 of the same packet. The correct versions of the drawings and renderings are attached hereto as Attachments 1, 2, 3, and 4; and, WHEREAS, based upon all of the evidence and testimony submitted during the July 6t" public hearing, the Council accepts the Planning Department's recommended findings of fact and conditions of approval with the addition of condition #11 for the Final Plan — Parking Facility. NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Rochester that it adopt the Planning Department's findings of fact and recommendation that the Incentive Development Preliminary/Final Plan #R2016-018CUP requested by the City of Rochester is granted subject to the above conditions. Specifically, the Council takes the following actions: 11 1. Approval of the Preliminary Plan, Multi -Family Housing Option, Incentive Development Plan — Conditional Use Permit subject to the above -stated nine conditions; 2. Approval of the Final Plan, Parking Facility, Incentive Development Plan — Conditional Use Permit subject to the above -stated 11 conditions; and, 3. Approval of the Conditional Use Permit Final Plan for the Parking Facility in the Downtown Parking Overlay Zone, Conditional Use Permit — DPOZ. PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF ROCHESTER, MINNESOTA, THIS DAY OF , 2016. ATTEST: PRESIDENT OF SAID COMMON COUNCIL CITY CLERK APPROVED THIS DAY OF .2016. (Seal of the City of Rochester, Minnesota) Zone15\lncendev.16-018.prelim final MAYOR OF SAID CITY 12 C-�, FIRST AVE SE flll��i COLLABORATIVE � �, I : � (, p I