HomeMy WebLinkAboutResolution No. 305-15 - IncentiveDevFinalPlan.R2015015CUP.501FirstLLCRESOLUTION
WHEREAS, 501 on 1", LLC, applied for an Incentive Development Final Plan (#R2015-
015CUP) to permit the construction of a five -story, 84-unit mixed use development with the first
floor commercial and the upper floors residential. The property is located along the south side of
Fifth S.W., and east of Second Avenue N.W.; and,
WHEREAS, R.C.O. § 62.630 provides the criteria for incentive developments against which
this application must be analyzed; and,
WHEREAS, on May 27, 2015, the Rochester Planning and Zoning Commission held a
public hearing on this final plan, reviewed the application according to the criteria in R.C.O. §
62.630(2), and suggested the following findings of fact:
Final Development Plan Criteria:
a) Public Facility Design: 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 reduction
in curb cuts and widening of the sidewalk/amenity space on 2nd Ave SW.
Access for delivery and service vehicles will be taken from the alley public
right-of-way. Coordination is encouraged with adjacent uses for
deliveries to the alley in order reduce congestion of the alley. Access
locations and use/span of the alley have been preliminarily 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 developer has enhanced pedestrian
space through the widening of sidewalks along 2nd Ave SW, inclusion of a
4 foot wide protected pedestrian sidewalk and lighting/windows through
the alley span, inclusion of blade signage, the addition of a canopy over
the 2nd Ave SE entrance, and use of sloped canvas awnings along the 5t"
Street SE frontage.
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e) Foundation and Site Plantings: A detailed landscape plan for the site
has been prepared which indicates the finished site will be consistent with
the landscape character of the surrounding area. Landscaping will be
installed throughout the site and along the site perimeters, including
increased amenity space along 2nd Ave SW. Plantings consist of trees,
shrubs, grasses, and annuals/perennials. The developer proposes use of
permeable paving and colored pavers to enhance the pedestrian space.
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 recorded and required permissions
have been obtained for the alley span and any encroachments into the
public right-of-way.
g) Screening and Bufferyards: The orientation and layout of the building
provides for adequate screening of residential units and protection of
neighbor amenity. Parking lot landscaping of the rear parking lot is
consistent and compliant with Ordinance standards. The trash area is
internally located and adequately screened.
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. The developer has submitted
a Shadow Impact Diagram for the shortest and longest days of the
calendar year which demonstrates that the height impact will be most
prevalent to the north of the property (to the public right-of-way and the
Premier Bank building), away from neighboring residential uses. Detailed
building design and materials are shown in the submitted final plan
drawings.
i) 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 number of parking spaces proposed meets the
requirements for calculations within the Downtown Parking Overlay
District.
j) Ordinance Requirements: The proposed parking for the project complies
with the Downtown Parking Overlay District zoning standards. The
proposed landscaped area complies with the CDC -Fringe zoning
requirements. The required recreation space can be reduced by 75% per
Section 62.727(1) since the development is within '/4 mile of a city park
(Soldiers Field). The proposed recreation space complies with zoning
standards. The applicant must receive adequate permissions from the
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City of Rochester Public Works Department regarding encroachments
into the right-of-way and over/under the public right-of-way alley. Other
city obligations must be met through application and liaison with relevant
agencies. Also, through the approval of Incentive Development
application R2015-002CUP, the applicant received permission to exceed
the density per acre allowed in the CDC -Fringe.
k) 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 - within the residential building, in the
below grade parking facility, and in the right-of-way. 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 (Routes 7 and 7A run on 2nd
Ave SW; and routes 4B and 14 run on South Broadway). 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 and along the east side of
Soldiers Field golf course.
1) Master Plan Consistency: 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 501 on 1st project fulfills many of the goals of the
Downtown Master Plan such as incorporation of mixed uses, appropriate
building height, mixed material facade design, and active streetscape
elements. The reduction of parking in this project allows for ample
landscaping of the site which will enhance and maintain neighborhood
amenity and character. The proposed development is consistent with the
Downtown Master 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. Abundant trees with space for tables and seating
placed between them accommodate outdoor dining for the restaurant
located on the corner of 5t" Street SW and 1st Avenue SW. The
developer has also enhanced pedestrian amenity through the widening of
sidewalks along 2nd Ave SW, inclusion of a 4 foot wide protected
pedestrian sidewalk and lighting/windows through the alley span,
inclusion of blade signage, the addition of a canopy over the 2nd Ave SW
entrance, and use of sloped canvas awnings along the 5t" Street SW
frontage.
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Urban Village Design Guidelines: For information, the City Attorney has
indicated that there is no legal basis to apply the Urban Village Design
Guidelines as part of the zoning review criteria in determining whether the
project should be approved. The Urban Village Design Guidelines were
never formally adopted as part of the comprehensive plan by way of City
Council resolution.
The findings within this report maintain that the project complies with the
Downtown Master Plan; and,
WHEREAS, the Rochester Planning and Zoning Commission recommended approval
subject to the following conditions-
1. The applicant must submit a photometric lighting plan which complies with
the lighting standards within the Ordinance;
2. The applicant must submit additional details showing the function of off-
street loading and trash removal and snow storage/removal from the site.
This information should include a plan or diagram showing service
vehicle circulation/frequency and location of snow storage (if any is
proposed on the site). It is recommended that alley circulation and
service vehicle deliveries are coordinated with the neighboring MMP
building;
3. Prior to the issuance of a Building Permit, any signs proposed for public
safety or directional purposes should be indicated on the Site Plan;
4. Any rooftop HVAC equipment shall be adequately screened from view;
5. Grading and Drainage Plan approval is required for this project;
6. The developer will be required to execute a City prepared Agreement to
address the developer's obligations related to reconstruction of the alley
as a bridge design approved by the City. Said Agreement will also
address the developer's obligations related to construction/payment for
improvements to 5th St SW and 2nd Ave SW, and streetscape
improvements, and for relocation/abandonment of any existing utilities
within the alley;
7. Execution of a Revocable Permit Agreement, or at City's discretion an
Easement will be required for all proposed private improvements within
the public road and alley right-of-way;
8. Execution of a City -Owner Contract is required prior to
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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;
9. Development charges/obligations applicable to the development of this
property include:
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. Reconstruction of Pedestrian Facilities/Pedestrian Ramps
E. Plant Investment Fee (PIF) collected for individual lots at the time
of Building Permit issuance;
10. The applicant shall comply with Section 63.265, subd.8, related to
Boulevard Tree Requirements as well as structural soil standards;
11. Park dedication will be required per City ordinance;
12. The developer shall submit evidence that a Final Plat has been recorded
with Olmsted County Property Records for this development;
13. The Council's actions in approving this development occur in response to the
applicant's or his/her representative's oral and written representations as to
the appearance of the building design, exterior fagade, and landscaping. As
such, the applicant must not deviate from the appearance of the building
design, exterior fagade and landscaping as originally presented to the
Council without the Council's prior approval; and,
WHEREAS, the Common Council held a public hearing on the incentive development
preliminary plan request on June 15, 2015, and gave all interested persons an opportunity to give
testimony and make presentations; and,
WHEREAS, the Applicant's representative appeared at the public hearing and testified that
the Applicant agreed with all of the above recommended conditions of approval.
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 recommended conditions
of approval, and that Incentive Development Final #R2015-015CUP Final Plan requested by 501
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on 1st, LLC, to permit the construction of a five -story, 84-unit mixed use development with the first
floor commercial and the upper floors residential on property located along the south side of Fifth
S.W., and east of Second Avenue N.W., is granted subject to the 13 conditions of approval
described above.
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PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF
ROCHESTER, MINNESOTA, THIS
ATTEST:
CITY CLERK
DAY OF , 2015.
PRESIDENT OF SAID COMMON COUNCIL
APPROVED THIS DAY OF , 2015.
MAYOR OF SAID CITY
(Seal of the City of
Rochester, Minnesota)
Zone15\Incendev.15-015.final
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