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
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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
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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,
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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
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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.
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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.
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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.
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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:
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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
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