PUBLIC HEARING: Review Resolution #21-055 Approving Java Properties Concept Plan (Project 21-105)

The purpose of this case is to review the site plan from Java Properties (the "Applicant") for a new commercial building west of Casey's on Sunwood Drive NW. The Subject Property is owned by the City of Ramsey and is approximately 13 acres, of which only a portion will be purchased by the Applicant and platted. The Subject Property is known as PID 28-32-25-41-0020. The site is zoned COR and is accessed off Sunwood Drive from the shared drive aisle with Casey's to the east. The proposed site plan includes a request for a Conditional Use Permit (CUP) for a slight parking overage.

The Planning Commission heard this case in advance at their Feburary 2021 Special Planning Commission Meeting.

The City attempted to notify property owners within 700 feet of the Subject Property, as noted in the Anoka County Property Records. The notice was also published in the City's official newspaper, the Anoka County Union Herald.

Observations
Staff has received the concept plan for the following items and found it to be generally consistent with the guidance for this area.

• Site Layout: The Site will be accessed off Sunwood Drive via a shared drive aisle with Casey's. Staff recommends that this entrance area is more clearly striped to include an entrance, left turn only exit, and right turn only exit. Currently, the site does not have clear striping, and with increased traffic expected with this development, this striping needs to happen prior to project completion. Staff also recommends that the northern entrance into the project parking lot is an entrance only, with an entrance and exit on the south end. This should help disperse vehicle congestion near the drive aisle onto Sunwood Drive.
  • Direction suggested: Amend the site plan to remove exiting from the northern parking lot entrance.
  • Direction suggested: Work with the City to stripe the shared drive aisle onto Sunwood Drive.
• Architecture: High quality architecture is one of the key features of the COR downtown area. This site includes a strong front building facade with lots of windows, brick, block base, EIFS tan walls, and red aluminum entrance. The south, west, and east facades are the same, with majority EIFS tan walls, block around the base, and 3 brick areas of articulation and brick endcaps. The Applicant has also proposed a wall along Sunwood Drive, consistent with Casey's to the east. This generally meets the requirements of the COR. Staff would like to see the trash enclosures and see if there is any additional articulation or architectural features that could be added to the south, west, and east elevations. Staff understands this is an established user and there may not be room to modify architectural plans.
  • Direction suggested: Work with the City to consider adding additional articulation to the west, east, and south facades. Modify the elevations to show the trash enclosure. Consider adding some brick accents and a different material for the red accent. 
• Amenities: Staff frequently sees bikers in the area and will require a bike rack on this development. Staff feels strongly that residents will ride their bikes to this site once completed, especially if they need something for a vehicle repair and they are unable to use their car to get to the site.
  • Direction suggested: Amend the site plan to add a bike rack.
• Remnant Parcel: The Applicant is proposing to purchase approximately .73 acres from the City, leaving the remainder of the site to be developed. The remainder has approximately 200+ feet of frontage on Sunwood Drive which should be an adequate space for another commercial pad. If the site develops further to the south, the existing drive aisle will need to be extended.
  • No changes recommended.
• COR Guidelines: The Applicant is proposing 32 parking stalls, which is slightly higher than the parking allowed for retail buildings in the COR. Because this is an established user, Staff does feel it is appropriate to grant a Conditional Use Permit (CUP) for parking overage in order to ensure they have sufficient parking onsite. The parking code would allow 29 stalls, so it is only an overage of 3 stalls. Additionally, there is no parking on Sunwood Drive in this location, so adequate parking onsite is very important for commercial success.
  • Staff is supportive the Conditional Use Permit to allow for 32 stalls onsite.

The Applicant is responsible for all costs associated with project review.

The case does include a land transaction with the City - the Applicant has a purchase agreement with the City to purchase the property.

Staff recommends approval of the site plan as drafted in the attached resolution.

Motion to recommend that the City Council adopt Resolution #21-055 approving the site plan and CUP for Java Properties.