HomeMy WebLinkAboutResolution No. 067-17 - EastgateApartments.IncentiveDevelopFinalPlan.R2016-030CUP
RESOLUTION
WHEREAS, Stencil Group, LLC, applied for an Incentive Development Final Plan (#R2016-
030CUP) to permit the construction of a four-story, 135-unit multi-family building with underground
and above ground parking. The property is located at the southwest corner of US Highway 14 and
Eastgate Drive; and,
WHEREAS, R.C.O. § 62.630 provides the criteria for incentive developments against which
this application must be analyzed; and,
WHEREAS, on January 11, 2017, 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: Comments from applicable referral agencies
related to utility facilities are addressed by the proposal or by the
proposed conditions of approval.
b) Geologic Hazard: There are no known geologic hazards on this site.
c) Access Effect: Ingress and egress locations are in the same locations as
shown in the approved preliminary plan. The ingress/egress plan will
result in the removal of one existing curb cut driveway to Eastgate Drive.
d) Pedestrian Circulation: Two walkway connections are proposed from the
primary building entrance to the sidewalk along Eastgate Drive. The
preliminary plan showed only one walkway connection. The site plan also
identifies an area along the Eastgate frontage for a future transit stop.
e) Foundation and Site Plantings: The submitted landscaping plan shows
proposed landscaping within the site that will exceed the character of
landscaping among surrounding properties, which are primarily
commercial uses. 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.
f) Site Status: The building and site are intended to remain under one
owner. A plat to consolidate the existing lots on the site was approved by
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Council. Construction of necessary improvements will be required with
approval of this application.
g) Screening and Bufferyards: Other than boulevard trees, bufferyards are
not required within the site. 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.
h) Final Building Design: 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. The
proposed building complies with all required setbacks within the R-3
zoning district. 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.
i) Internal Circulation Areas: The proposed development was reviewed
using the standards of the R-3 zoning district, as required by the Zoning
Ordinance. The standards of that zoning district are met by the proposed
parking and internal circulation layout.
j) Ordinance Requirements: The proposed development is consistent with
R-3 zoning district for appearance controls, except for exterior lighting. A
modification to the lighting requirements could be approved. A condition
of approval has been added to ensure that signage standards comply with
the R-3 zoning district.
k) Non-Vehicular and Alternate Modes of Travel: The development two
pedestrian access walkways from the sidewalk along Eastgate Drive. An
additional walkway will connect the sidewalk along Eastgate Drive to the
proposed recreation space along the west side of the site. All of these
walkways will be accessible routes.
l) Master Plan Consistency: The site is not located in 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 Rochester Planning and Zoning Commission recommended approval
subject to the following conditions:
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1. Prior to building permit approval, the approved lot combination for this site
shall be recorded;
2. Signage within the site shall comply with sign standard B. Signage shall
not be illuminated. Signage shall be limited to the locations shown on the
site plan;
3. Prior to approval of building permits, 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;
4. Prior to approval of building permits, dedication of a Noise Easement is
required over the entire Property;
5. The 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, as depicted on the plans;
6. Installation of a bus stop pad and dedication of any applicable public
easements shall occur as part of this redevelopment project;
7. 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;
8. 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;
9. Approval will be required from Rochester Public Utilities for fences
constructed over utility easements;
10. A revised final site plan shall be submitted showing the placement of a
fire hydrant in the small island in the parking lot in front of the building,
thereby ensuring a water source within 100 feet of the Fire Department
Connection (FDC), as required in MSFC 507.5.1.1, and the both the
hydrant and the FDC will be noted on the final plan;
11. Prior to approval of building permits, a MnDOT Drainage Permit will be
required; and,
12. Prior to grading and drainage approval, table heading shall be revised to
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label peak flow summaries as Atlas 14 rainfall depths; and,
WHEREAS, the Common Council held a public hearing on the incentive development
preliminary plan request on February 6, 2017, and gave all interested persons an opportunity to
give testimony and make presentations; and,
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WHEREAS, at the February 6 public hearing, 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 Plan #R2016-030CUP requested by Stencil
Group, LLC, to permit the construction of a four-story, 135-unit multi-family building with
underground and above ground parking to be located at the southwest corner of US Highway 14
and Eastgate Drive is granted subject to the 12 conditions of approval described above.
PASSED AND ADOPTED BY THE COMMON COUNCIL OF THE CITY OF
ROCHESTER, MINNESOTA, THIS __________ DAY OF _______________, 2017.
___________________________________
PRESIDENT OF SAID COMMON COUNCIL
ATTEST: __________________________
CITY CLERK
APPROVED THIS _____ DAY OF ______________________, 2017.
__________________________________
MAYOR OF SAID CITY
(Seal of the City of
Rochester, Minnesota)
Zone15\\Incendev.16-030.final
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