HomeMy WebLinkAboutResolution No. 449-16 - StencilGroup,LLC.IncentiveDevelopementPrelimPlan.R2016-030CUPRESOLUTION
WHEREAS, Stencil Group, LLC, ("Applicant") applied for a Type III, Phase II Incentive
Development Preliminary Plan - Conditional Use Permit (#R2016-030CUP) to permit the
construction of a four-story, 144 unit rental apartment with underground and above ground
parking. The property is located on the south side of TH 14 east, west and north of Eastgate
Drive S.E., and east of Marion Road S.E.; and,
WHEREAS, the legal description for the property affected by the application is as follows:
Lots 4-6, Block 1, Eastgate Commercial Park First Subdivision and Lot 1, Block
1, Dooley's Subdivision; 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: There is zoning within 1,000 feet that would
permit the proposed residential use through and Incentive Development
application.
The applicant has not identified natural characteristics on the site that
necessitate increased density to allow for economic development of the
site.
B. Site Design Criteria:
(1) Capacity of Public Facilities: Existing utilities are sufficient to serve
the site.
(2) Geologic Hazards: There are no known geologic hazards on this
site.
(3) Natural Features: The proposal is a redevelopment of a previously -
developed site. This standard does not apply to a previously-
developed site.
(4) Traffic Generation Impact:A traffic impact study was waived by City
Public Works. It is not anticipated that the development will cause the
capacity of the adjacent streets to be exceeded.
(5) Height Impacts: The structures will not deny adequate sunlight
to surrounding properties. The property is bound by roads to the
north, east, and south. The building will have a sufficient west side
setback to have minimal sunlight impact to the adjacent property to
the west.
There are no adjacent residential dwellings that will have blocked
views due to the proposed development.
(6) Setbacks: The proposed building complies with all required
setbacks within the proposed B-1 zoning district.
(7) Internal Site Design: The proposed building will not have
strong building or landscaping frontages on surrounding streets.
The building facade along Highway 14 to the north of the site will
be relatively flat with balcony attachments that are not integrated
into the building facade with consistent materials. The building
facade and main entrance will be located behind a surface parking
lot along the Eastgate Drive frontage. Pedestrian access to the
front entrance requires crossing at least one driveway.
(8) Screening and Buffering: Landscaping within the site
provides visual separation to surrounding land uses. A proposed
hedge along Eastgate Drive will provide a visual separation/screen
between the parking area and the street frontage.
(9) Ordinance Requirements: The proposed development meets all
ordinance requirements except for parking setbacks and density.
These elements are address through the conditional use
application. The project meets requirements for landscaping and
recreation areas.
(10) Non -Vehicular and Alternate Modes of Travel: The development
incorporates recreation space into the project. Pedestrian access is
provided to the building entrance.
(11) Properties located in planning area for which a detailed Master
Plan has been adopted by the Council. The site is not located in
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a corridor or planning area for which a detailed Master Plan has
been adopted by the Council as an element of the Comprehensive
Plan; and,
WHEREAS, the Planning Department Staff recommended the following conditions of
approval if the Incentive Development application were approved-
1. The applicant shall re -plat the properties into one new lot prior to final plan
approval.
2. On the Final Plan site plan submittal, the following shall be provided:
A. Trash and Exterior Storage standards shall be identified within the
development plans;
B. The applicant shall supply photometric information, and the
photometric standards shall be identified on the Final Plan;
C. A certificate of survey will be required;
D. The Final Site Plan must identify the square footage of recreation
space to ensure that it remains above the minimum 9% of floor
area;
E. Driveway widths throughout the site shall be required to meet the
minimum width standards of the Zoning Ordinance;
F. Bicycle parking necessary to replace required auto parking spaces
must be identified on the final site plan; and,
G. Boulevard trees will be required to meet the requirements of
63.265 for spacing and quantity.
3. Approval will be required from Rochester Public Utilities for fences
constructed over utility easements.
4. The existing water services to this site must be abandoned properly at the
main and the curb box tops removed per our requirements. This must be
shown on the final plan.
5. The proposed water service must include the note "6" CL 52 DIP" and
must be connected to the existing main with a tapping sleeve & valve.
This must be shown on the final plan.
6. An adequate water supply shall be provided for fire protection including
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hydrants properly located and installed in accordance with the
specifications of the Water Division. Hydrants shall be in place prior to
commencing building construction.
7. All street, directional and fire lane signs must be in place prior to
occupancy of any buildings.
8. All buildings are required to display the proper street address number on
the building front, which is plainly visible and legible from the street
fronting the property. Number size must be a minimum 4" high on
contrasting background when located on the building and 3" high if
located on a rural mail box at the public road fronting the property.
Reflective numbers are recommended.
9. All E911 Addressing associated with structures in this development area
will be RETIRED as the structures are removed from the site or
demolished. Addressing for new structures will need to be applied for
through this Division of the Planning Department.
10. The Park and Recreation Department recommends that dedication
requirements be met via: Cash in lieu of land with payment due prior to
development.
11. Grading & Drainage Plan approval is required for this project. MnDOT
approval may be required for storm water discharge into the TH 14 ROW,
and for any other grading activity within said ROW. Please contact Troy
Erickson in City Public Works at 328-2419 to discuss the application and
approval process.
12. Execution of a Revocable Permit Agreement will be required for any
proposed private improvements within the public right-of-way.
13. Dedication of a Noise Easement is required over the entire Property.
Please contact Jamie Miller @ 328-2427 to initiate the application
process.
14. Construction of pedestrian facilities is required along all public road
frontages concurrent with construction of this redevelopment project.
15. Any existing driveways that will not be utilized as part of this
redevelopment project shall be removed and the areas restored with
boulevard and curb & gutter where applicable.
16. The location of the proposed bus shelter should not impact the public
sidewalk. Installation of a bus stop pad and dedication of any applicable
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public easements shall occur as part of this redevelopment project.
17. 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.
18. SAC & WAC have previously been paid for this Property. The proposed
redevelopment is subject to a Plant Investment Fee (PIF) which will be
calculated and collected as part of the Building Permit review and
approval process; and,
WHEREAS, on September 14, 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, adopted the Planning Department staffs recommended findings of
facts, and recommended denial of the application; and,
WHEREAS, on October 3, 2016, the Common Council held a public hearing on the
Incentive Development Preliminary Plan — Conditional Use Permit (#R2016-030CUP), and gave
all interested persons the opportunity to make presentations and give testimony concerning the
application; and
WHEREAS, at the October 3, 2016, public hearing before the Common Council, the
Applicant submitted the following proposed findings of fact:
Preliminary Development Plan Criteria:
B. Site Design Criteria-
(1) Capacity of Public Facilities: The on -site utilities are a mix of private
and public and have sufficient capacity to accommodate the
reconstruction project. There is a planned addition of public
watermain on -site. An Owner/Contract will be required for any on -site
public improvements.
(2) Geologic Hazards: There are no known geologic hazards at this site.
(3) Natural Features: The existing site has little vegetation or
landscape area. The proposed project will increase the
landscape/vegetation area to 43%. The topography of the site is
relatively level and the proposed main finished floor will be compatible
with the existing grades. The absence of slopes allow for the
maximum allowable area possible for recreation play space and
landscape area.
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(4) Traffic Generation Impact -The site is located in an area of existing
commercial uses. The existing public infrastructure was built to
commercial roadway standards and designed to handle a.m./p.m.
volumes of vehicular traffic and truck traffic. The residential trip
generated by the proposed residential project will be a lower volume
than the existing amount of traffic generated by existing operations.
The anticipated traffic generated from the proposed residential
development will not adversely affect the capacity of adjoining
commercial grade streets. The project will utilize two of three
existing driveway curb cuts.
(5) Height Impacts: The proposed structure will be located parallel to
existing TH14 and setback from Eastgate Drive and other existing
buildings and will not block sunlight from reaching adjacent properties.
There are no adjacent residential uses.
(6) Setbacks: The building setbacks from property lines have been
determined by calculating the setbacks for structures greater than
30 feet in height in accordance with section 62.286 of the Land
Development Manual.
(7) Internal Site Design: The single structure is sited such that the
surface parking lot is screened from view to traffic. The majority of
open space is located to the west/southwest of the site to provide a
separation from existing commercial buildings. The internal drive
aisles to the required parking include both one way and two way drive.
(8) Screening and Buffering: One side of the building is oriented
aligning with TH14 with a more than adequate setback according to
the LDM. There are site enhancements such as a heavily landscaped
buffer area with canopy and ornamental trees and a privacy fence.
Open space will also be provided to the west/southwest and will also
have an enhanced landscape and privacy fencing to provide a
separation between the proposed use the existing commercial
structures. Parking lot has landscape screening along Eastgate Drive
SE to help mitigate the visibility from the passing public in the first tier
of parking. There are planting islands between parking spaces and
located at the end of rows of parking to additionally screen and buffer
the parking lot. Main trash receptacles are located in the building in
the lower garage level. A portion of the vehicular parking and resident
bike parking will be located in the underground parking garage. There
are bike racks located for visitor bike parking near the main entrance
to the building.
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(9) Ordinance Requirements: The total amount of landscaping
exceeds the minimum requirements of the underlying zoning. The
parking provided meets the ordinance requirements. In addition, bike
parking has been provided on the site at both the surface level and
within the underground parking garage.
(10) General Compatibility: The multi -family use is consistent with the
existing multi -family uses within a 750 feet radius of the site.
Through the use of horizontal separation and landscaping the
project is buffered from the surrounding commercial uses. There is
B-1 zoning adjacent to the commercial zoning in very close
proximity to this site location.
(11) Non -Vehicular and Alternate Modes of Travel: The proposed
project provides pedestrian circulation and connectivity to the
perimeter sidewalk system from building entrances and open
spaces. The perimeter sidewalk system provides ease of access
to public transit stops. A public transit bus shelter location has
been identified on the plan. Per the 535 Rochester School District
Transportation guidelines, children residing at this proposed
location are eligible for busing at the elementary, junior high, and
senior high schools in the district. The accessible route has been
identified to the main entrance building location. As noted earlier,
this site has the ability to serve all forms of desirable modes of
transportation with established infrastructure and policies to
support its use; and
WHEREAS, at the October 3rd public hearing, the Applicant's representative agreed with all
of the Planning Department's recommended conditions of approval; and,
WHEREAS, based upon a substantial amount of all of the evidence and testimony
submitted during the October 3rd public hearing, the Council accepts the Applicant's recommended
findings of fact and the Planning Department's recommended 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 — Conditional Use Permit (#R2016-030CUP) requested by Stencil
Group, LLC, is granted subject to the above 18 conditions of approval as recommended by the
Planning Department.
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.16-030. prelim
MAYOR OF SAID CITY
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