Adopt Resolution #20-115 Approving Cobblestone Hotel and Cobblestone Addition (Case of Cobblestone Hotel)

The purpose of this case is to review an application for Site Plan Approval, Final Plat, and a Conditional Use Permit (the "Application") to vary from signage requirements related to Cobblestone Hotel on the property generally known as Outlot A, Stonebrook Academy. The property is located directly to the west of 7800 Sunwood Dr NW (the "Subject Property") and includes a planned hotel with ground level restaurant. The Application was made by Ramsey Hotel LLC to construct a Cobblestone Hotel (the "Applicant").

Notifications of this proposal were sent via Standard US Mail to Property Owners within 700 feet of the Subject Property, as reflected by Anoka County Property Records. A notice was also published in the Anoka Union Herald, the City's Official newspaper.

Summary
The Applicant has proposed a 9,236 square foot hotel with a restaurant on the main floor and 60 hotel rooms/suites. The proposed site is approximately 1.51 acres

Site Plan
The Subject Property is in the COR, within the COR-2 Sub-District. The COR is a flexible, mixed-use area where there are not traditional setbacks, but instead buildings are pushed up to the property lines. There is high importance put on form, including architecture, as opposed to traditional setbacks and coverage maximums. The hotel appears to generally meet the requirements of the COR-2 Sub-District.

• Analysis: The COR-2 Sub-District guidelines are generally met. Staff requested increased articulation on the side elevations of the building to increase the architecture of the building. Other staff comments were minor.

Parking
The Applicant has proposed 72 parking stalls. The City Code requires 38 spaces for the restaurant and does not specify a number of parking stalls for the hotel, but apartments are required 1 - 2 spaces per unit. The Applicant has stated that they typically park at a ratio of 1 stall per room, which would be 60 parking stalls.

• Analysis: Staff is a bit concerned that the site may be under-parked, but with the shared parking, street parking available, and proximity to the shopping center, Staff is not concerned that residents will be able to find parking if they want to visit the restaurant. It is also likely that the restaurant guests will overlap heavily with those staying in the hotel.

Signage
The Applicant has requested relief, via a Conditional Use Permit (CUP) for building signage. There are four (4) proposed hotel wall signs, one on each side of the building. Each sign is approximately 140 square feet in area. The front facade of the building is 6,962 square feet and 15% of that is 1,044 square feet. The total square footage of the proposed hotel wall signage is less than the percent of allowed signage by City Code (maximum of 15% of the area of the front facade); however, the Code states that 50% of the total wall signage must be on the front facade. The proposed signage does not have 50% on the front facade, but instead is evenly distributed on each elevation.

• Analysis: The Applicant has requested no additional signage, but redistribution of signage. Staff can be supportive of this, but has recommended some additional articulation on the sides of the buildings to offset the look of signage. Staff believes the hotel is a positive addition to the Community and supports our Planning and Economic Development goals.

Code Sections
This case is being reviewed under the COR Design Framework, which is available on the Cit's website and adopted by the City Code.

The Applicant is responsible for all costs associated with this request.  This project does involve a land sale (transaction) with the City of Ramsey, who currently owns the property.

The Planning Commission met on June 4, 2020 and Recommended Adoption of Resolution #20-115 Approving a Site Plan, Final Plat, and Conditional Use Permit for Cobblestone Hotel

Motion to Adopt Resolution #20-115 approving Site Plan, Final Plat, and Conditional Use Permit for Cobblestone Hotel