Review Proposed Site Plan for Storyteller Cafe, Case of Stories Foundation (Project 20-120)

The purpose of this case is to review a proposed cafe within The COR.  The Storyteller Cafe would serve breakfast and lunch as well as serving to provide office space to the nonprofit that runs the cafe along with retail and event space.  The nonprofit currently employs two ful time staff and two part time staff.  The nonprofit would hire at least one more full time manager and 2-3 part time employees to run the cafe/retail space.  The nonprofit goal is to begin to use the space to offer job training in year two of operation. Job training would be provided in a variety of industries and to vulnerable people and those who have been exploited.

The Application is incomplete at this time, but the Applicant is working on a purchase agreement for the land from the City of Ramsey, and the City is excited about this possible development. Staff wanted to update the Planning Commission on this potential project. Staff wanted to provide the Applicant feedback prior to developing a full site plan for the property.

Notification is not required at this step of the process.

The proposed project is located in the "COR2 Commercial" subdistrict of the City's COR development plan.

Site Development Requirements
The majority of buildings should front on the primary through street, with parking and service areas on the side or in the back, away from view. A mix of uses including retail, restaurant and residential is permitted in a mixed use setting. This mix of uses is intended to improve character/aesthetics of the building while also promoting activity throughout much of the day and evening hours.

The first floor of the proposed project would include a coffee shop, training room and co-working space. The second floor would consist of three apartments and additional co-working spaces and restroom. The elevation shows a rooftop terrace as well.

Parking
The submitted site plan has 20 parking spaces 2 of which are handicap spaces.  The parking lot also includes a drive-thru lane. All of the parking is shown in the back of the site.  Retail uses require a minimum of 2 and maximum of 4 stalls per 1,000 sq ft.  Office uses require a minimum of 2 and maximum of 3 stalls per 1,000 sq ft.  Restaurants require a minimum of 3 and maximum of 5 stalls per 1,000 sq ft.  The proposed structure is about 14,000 sq ft.  Based on the retail and office minimums that would require a minimum of 28 parking spaces.  Based on the restaurant maximum that would require 70 parking spaces.  Based on the proposed mix of uses Staff believes the proposed 20 parking stalls to be sufficient and that the business could utilize the municipal parking ramp for overflow parking when that need arises.

Architecture
Structures within this subdistrict are expected to make The COR unique, inviting and memorable. Architecture is to be '4-sided' at all locations visible to public areas. Emphasis is placed on great design along the public street frontage.  The Applicant provided an image showing the front of the structure (north elevation) but not the east, west, or south elevations.  The north elevation shows quality materials and a high level of architecture and Staff is supportive of the architecture shown but will need to see the elevations of the other three sides of the building to verify the "4-sided" architecture.

The build to line required is 15 feet.  That distance is to be measured from building front to right-of-way (40% of front facade required to be within the max.)  The Applicant will need to place the site plan onto the plat so staff can verify the 15 foot build to line.

Location and Development Standards
The proposed project faces on Sunwood Drive which is identified as a "Destination" roadway.  The project backs up to Veterans Drive which is identified as a "Connector" roadway.  The minimum lot width required is 80 feet.  The proposed project has a lot width of 83.62 feet.  The minimum lot depth is 100 feet.  The proposed lot depth is 272.15 feet.  There is not setback or build to line required for the side or rear yard.  Because the use is primarily commercial it is not subject to the driveway length requirements.  Building height must be between 1 and 4 stories.  The proposed project is two stories in height with a rooftop patio.  Tree spacing is required to be 35 feet on center with a 6 foot boulevard width and a 10 foot sidewalk width.

Lighting
Street lighting will be required in accordance with the master lighting plan shown in the Design Framework.

Residential Component
The floor plan on the second floor shows three apartment units. The Subject Property is approximately 0.52 acres.  As a result the proposed density averages to about 6 units/acre. The COR 2 district has a minimum residential density of 15 units/acre for residential projects.  However this project is the city's first true vertically mixed use (residential/commercial) building.

Sidewalk
The City would require the sidewalk be constructed on the southern side of the property. This sidewalk would fill in a current gap in the sidewalk system between the sidewalk constructed for the New Horizons daycare and the Sunwood Village apartments. The site plan shows a 12' sidewalk on the western property line as well as a 20' wide outdoor patio area along Sunwood Drive NW.

Costs associated with this proposal are the responsibility of the Applicant.

Staff is looking for general direction from the Planning Commission as to whether or not the Applicant should move forward with completing a formal application for review. The Planning Commission should indicate general support or lack of support for the proposed project to provide direction to both the Applicant and Staff as to how to proceed. Since this item is on the consent agenda, a pass of the consent agenda shall note support from the Planning Commission for this project and to move forward with formal site plan development (engineering and construction documents).

Recommend the developer move forward to formal site plan development (engineering and construction documents).