HomeMy WebLinkAboutFinding of Fact - ChateauCircle.LandSubPermitR2015-010 BEFORE THE COMMON COUNCIL
CITY OF ROCHESTER, MINNESOTA
In Re: Land Subdivision Permit#R2015-010 Findings of Fact,
Chateau Circle Conclusions of Law
And Order
On June 15, 2015, the Common Council of the City of Rochester conducted a public
hearing, upon notice to the public, to consider the Planning and Zoning staffs findings
recommended to the Planning and Zoning Commission at the Commission's public hearing held
on May 27, 2015, in response to Land Subdivision Permit (Preliminary Plat) #R2015-010. At the
June 15th public hearing before the Common Council, all interested persons were given the
opportunity to make presentations and give testimony concerning the application.
Based upon the evidence presented at the hearing, the Common Council of the City of
Rochester does hereby make the following findings of fact, conclusions of law, and order.
FINDINGS OF FACT
1. At its public hearing on this application, the Planning and Zoning Commission
considered the issue of whether Land Subdivision Permit (Preliminary Plat) #R2015-010 satisfied
the conditions of section 61.225 of the Rochester Code of Ordinances.
2. R.C.O. §61.225 provides that the Council shall approve a development permit
authorizing a land subdivision if all of the following findings with respect to the proposed
development are made:
A. The proposed land subdivision conforms to all relevant requirements
of this ordinance and variances have been granted to permit any
nonconformance;
B. The proposed water system and sanitary sewer system are adequate
to serve the normal and fire protection demands of proposed
development and to provide for the efficient and timely extension to
serve future development;
C. The plan for soil erosion and stormwater management meets the
adopted standards of the City of Rochester and is consistent with the
adopted Stormwater Management Plan or adopted drainage or
stormwater policies;
D. The vehicular and non-motorized system is consistent with adopted
transportation plans and is consistent with the street layout standards
listed in section 64.120 and traffic service standards in section
61.526;
E. The lot and block layout provide for safe and convenient vehicular,
service and emergency access, efficient utility service connections,
and adequate buildable area in each lot for planned uses;
F. The proposed land subdivision has taken into account the current six-
year and other Long-Range Capital Improvements Programs and the
elements listed therein in the design of the subdivision;
G. The proposed subdivision, if in a residential zoning district,
addresses the need for spillover parking consistent with the
requirements of section 63.426;
H. The right-of-ways and easements of adequate size and dimension
are provided for the purpose of constructing the street, utility, and
drainage facilities needed to serve the development;
I. The proposed parks, trail thoroughfares and open space dedications
are consistent with adopted plans, policies and regulations;
J. The proposed subdivision will not have off-site impacts on the street,
drainage, water or wastewater systems that exceed adopted
standards;
K. The proposed subdivision will not have adverse impacts on the safety
or viability of permitted uses on adjacent properties;
L. The proposed land subdivision is designed in such a manner as to
allow for continued development in an efficient manner on adjacent
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undeveloped lands;
M. The soils, topography and water tables have been adequately
studied to ensure that all lots are developable for their designated
purposes;
N. The proposed land subdivision is consistent with the standards of the
City's adopted Comprehensive Plan;
O. Any land located within Zone A as shown on the currently adopted
Flood Boundary and Floodway Maps of Flood Insurance Study,
Rochester, Minnesota, prepared by the Federal Emergency
Management Agency, is determined to be suitable for its intended
use and that the proposed subdivision adequately mitigates the risks
of flooding, inadequate drainage, soil and rock formations with severe
limitations for development, severe erosion potential, or any other
floodplain related risks to the health, safety or welfare of the future
residents of the proposed subdivision in a manner consistent with this
ordinance;
P. The proposed land subdivision, if approved, would not result in a
violation of federal or state law, or city or county ordinance; and
Q. The proposed land subdivision permit is consistent with any
approved and applicable General Development Plan, Conditional
Use Permit or Traffic Impact Study.
3. R.C.O. §61.226 authorizes the approving body to impose modifications or
conditions to the extent that such modifications or conditions are necessary to ensure compliance
with §61.225.
4. The Planning and Zoning Commission concluded that the application for Land
Subdivision Permit #R2015-010 did not satisfy the requirements of R.C.O. §61.225 as a
result of the Commission's recommended denial of the applicant's special district application.
5. Prior to the Commission's May 27th meeting, the Planning and Zoning staff
concluded that the application for Land Subdivision Permit #R2015-010 satisfied the
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requirements of R.C.O. §61.225 if the following conditions are imposed:
A. No development will be allowed to occur until the City Council has
determined that all required public facilities are adequate for said
development. Alternatively, the developer may request to join with
the City in making these inadequate public facilities adequate for
this development, and may enter into a development agreement,
prior to recording a Final Plat for the property, that outlines the
developer's and City's obligations related, but not limited to:
access, stormwater management (including any obligations for on
or off-site facilities), transportation improvements (including any
off-site improvements necessary to accommodate this
development), pedestrian facilities, contributions for existing &
future public infrastructure, and the extension of public utilities to
abutting properties where applicable.
B. Grading and Drainage Plan approval is required prior to recording
a Final Plat for the property.
C. Dedication of Controlled Access shall be shown on the Final Plat,
consistent with the terms for required access control as specified
in the Development Agreement for the Property.
D. Execution of a City-Owner Contract, and dedication of any
applicable off-site public easements is required prior to
construction of any public infrastructure.
E. The Owner is obligated to provide pedestrian facilities along the
entire public road frontages of the Property, either within the
ROW, or within a public easement dedicated to cover said
facilities. Construction of said facilities, and dedication of any
applicable easements will be addressed through the review and
approval process for individual lot development, or at the time of
Final Plat.
F. 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 & Recreation Department or submit a planting
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plan to the City Forester for a planting permit prior to final
development approval. Trees shall be planted every 35 feet.
G. No public water main extensions are shown within this submittal.
The developer of each lot will need to provide public water main
extensions and easements as needed to provide adequate fire
protection to the buildings as there is no water main currently
within Villa Rd. NW. A looped system passing through each lot
along with an extension to Villa Rd. may be necessary to provide
the required flows and water circulation as "dead end" systems
are to be avoided.
H. Access control will need to be dedicated on the final plat. A 10'
Trail easement along the south property line will need to be
provided for trail realignment in the future. Olmsted County Public
Works must fully review and approve the Chateau Road
realignment including access points and lane geometry.
6. At the June 15th public hearing, the Applicant's representative agreed with the
above conditions as recommended by the Planning and Zoning staff.
7. The Council concurs with and adopts as its own the findings of fact, conditions of
approval, and recommendation proposed by the Planning and Zoning staff.
CONCLUSIONS OF LAW
1. R.C.O. §61.225 provides that the Council shall approve a development permit
authorizing a land subdivision if all of the following findings with respect to the proposed
development are made:
A. The proposed land subdivision conforms to all relevant requirements
of this ordinance and variances have been granted to permit any
nonconformance;
B. The proposed water system and sanitary sewer system are
adequate to serve the normal and fire protection demands of
proposed development and to provide for the efficient and timely
extension to serve future development;
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C. The plan for soil erosion and stormwater management meets the
adopted standards of the City of Rochester and is consistent with
the adopted Stormwater Management Plan or adopted drainage or
stormwater policies;
D. The vehicular and non-motorized system is consistent with adopted
transportation plans and is consistent with the street layout
standards listed in section 64.120 and traffic service standards in
section 61.526;
E. The lot and block layout provide for safe and convenient vehicular,
service and emergency access, efficient utility service connections,
and adequate buildable area in each lot for planned uses;
F. The proposed land subdivision has taken into account the current
six-year and other Long-Range Capital Improvements Programs and
the elements listed therein in the design of the subdivision;
G. The proposed land subdivision, if in a residential zoning district,
addresses the need for spillover parking consistent with the
requirements of section 63.426;
H. The right-of-ways and easements of adequate size and dimension
are provided for the purpose of constructing the street, utility, and
drainage facilities needed to serve the development;
I. The proposed parks, trail thoroughfares and open space dedications
are consistent with adopted plans, policies and regulations;
J. The proposed subdivision will not have off-site impacts on the street,
drainage, water or wastewater systems that exceed adopted
standards;
K. The proposed subdivision will not have adverse impacts on the
safety or viability of permitted uses on adjacent properties;
L. The proposed land subdivision is designed in such a manner as to
allow for continued development in an efficient manner on adjacent
undeveloped lands;
M. The soils, topography and water tables have been adequately
studied to ensure that all lots are developable for their designated
purposes;
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N. The proposed land subdivision is consistent with the standards of
the City's adopted Comprehensive Plan;
O. Any land located within Zone A as shown on the currently adopted
Flood Boundary and Floodway Maps of Flood Insurance Study,
Rochester, Minnesota, prepared by the Federal Emergency
Management Agency, is determined to be suitable for its intended
use and that the proposed subdivision adequately mitigates the risks
of flooding, inadequate drainage, soil and rock formations with
severe limitations for development, severe erosion potential, or any
other floodplain related risks to the health, safety or welfare of the
future residents of the proposed subdivision in a manner consistent
with this ordinance;
P. The proposed land subdivision, if approved, would not result in a
violation of federal or state law, or city or county ordinance; and
Q. The proposed land subdivision permit is consistent with any
approved and applicable General Development Plan, Conditional
Use Permit or Traffic Impact Study.
2. R.C.O. §61.226 authorizes the Council to impose conditions on its approval of a
development permit.
3. By a substantial amount of the evidence and testimony presented at the June 15,
2015, hearing, it is hereby determined by the Common Council of the City of Rochester that Land
Subdivision Permit #R2015-010 complies with the requirements of R.C.O. §61.225 if the
Applicant satisfies the eight conditions recommended by the Planning and Zoning staff.
ORDER
The Common Council of the City of Rochester, pursuant to R.C.O. §61.225, does hereby
approve Land Subdivision Permit (Preliminary Plat) #R2015-010 subject to the eight conditions
recommended by the Planning and Zoning staff.
Dated at Rochester, Minnesota this day of June, 2015.
Randy Staver
President of the Rochester Common Council
Approved at Rochester, Minnesota this day of June, 2015.
Ardell F. Brede
Mayor of the City of Rochester
Fof.Zone15\LandSub\1510
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