PUBLIC HEARING: Consider Preliminary Plat and Site Plan for Home2Suites Hotel (Project 23-102)

An application for Preliminary Plat and Site Plan Review was submitted by Ramsey Properties LLC (the "Applicant") for a hotel under the affiliated brand of Home2Suites by Hilton. The proposed location is the southern-most portion of PID: 28-32-25-22-0058, which is generally located north of Sunwood Drive and west of Zeolite St. The four-story hotel will include 98 rooms with a mix of king and queen spaces, a breakfast space, an indoor pool, laundry facilities, and a fitness center.

The City attempted to notify residents via mailing up to 700 feet from the property borders of PID: 28-32-25-22-0058. A notice was also published in the Anoka UnionHerald advertising the public hearing held by the Planning Commission on Thursday, April 27th at 7:00 pm in the City Council Chambers at Ramsey City Hall. Copies of the 700 feet mailing map and public hearing notice are attached to this case.

Summary
The Subject Property is approximately 30.7 acres in size currently owned by the City.  It is zoned COR-2 Commercial subdistrict, and guided as Mixed Use in the City's 2040 Comprehensive Plan. The property will be subdivided into a 2.8-acre lot for this project with the remainder retained by the City for future development.  The proposed four-story hotel includes 98 extended-stay rooms with a mix of king and queen suites, a breakfast space, an indoor pool, laundry facilities, and a fitness center and is consistant with the COR-2a permitted uses. The proposed site plan and architecture are added to this case.

Building Design
Architectural plans have been provided by the applicant and are attached to this case. The building features a mix of materials including brick, stone, and Nichiha panels with several windows.  Being in the COR, added emphasis is placed on the streetfronts of buildings.  The four-story hotel will have two operating entrances--one fronting Sunwood Drive to the south and one fronting the parking lot to the north. The Zeolite Street side of the building will not have any doors other than service doors, though it will have windows on all four levels, including a large window bank for the swimming pool room.   The hotel is being designed in such a way that an addition to the building is possible along its northwestern side.  

Site Plan
The proposed location for the hotel is within the COR-2 Zoning District, which requires conformance with the COR Design Framework. The COR-2 standards for Connector Street (Zeolite Street) and Destination Street (Sunwood Drive) are applicable for the review of this proposal. Requirements include a 15-foot build-to line for the building along Sunwood Drive with parking facilities located behind the building.  The proposed site plan generally meets the applicable standards of the COR-2 subdistrict with some adjustments to the sidewalk and streetscape necessary.  

Access and Parking
The site's primary vehicular access is located where there is an existing driveway apron opposite Northstar Marketplace's northwestern driveway.   This apron will be widened to accommodate one in-bound lane and two outbound lanes.  This driveway will be shared between the hotel site and the future site to the north.  A cross-access and maintenance agreement will be needed so that both property owners will have access rights and maintenance responsibility for the shared areas (this easement will be recorded with the plat).  The secondary access will be from Zeolite Street.  

The Applicant has proposed 135 total parking spaces in the parking lot, six of which are ADA-compliant, four reserved for electric vehicle charging, and another six 10-foot wide spaces for oversized vehicles.  All the remaining parking spaces meet the minimum commercial parking requirement of 9' wide by 16' long. The parking area is proposed to consist of bituminous pavement with 24' wide drive aisles throughout, except along the building is 26' as required by the Fire Code for multi-story buildings.  One space per room and one space per employee are required.  Approximately 110 spaces would be required.  The parking lot is somewhat oversized for what is needed today, though it takes into account future expansion.  There is room at the eastern end of Sunwood Drive for two or three on-street parking spaces.  

Zeolite Street was not constructed to its final design (it was constructed as a temporary street several years ago).  It will be reconstructed in the next couple years to include new pavement and concrete curb and gutter while being raised up.  With that project, sidewalks and street lights will be installed.  The driveway to Zeolite is designed with reconstruction slopes in mind.  It is unknown if Zeolite will be constructed to accommodate on-street parking.  

Pedestrian Connections and Streetscape
A concrete walkway is proposed around the west, north, and east elevations. The south elevation does not have a full sidewalk proposed along Sunwood Drive but does have three points of access to the hotel with concrete area. The sidewalk portion on the east side is proposed to connect to the City right-of-way along Zeolite Street, with a note to coordinate with the City on this improvement.  

Along the Sunwood Drive side of the building, a semi-enclosed patio is proposed with private seating areas for guests. This patio will help bring activity to the streetfront.  The patio will have a stone kneewall and a louvered screen above it.  

Utilities
City sanitary sewer and water are available to the site.  A water line will be looped through the parking lot for fire hydrats.  

Landscaping
The applicant has provided a landscape plan that provides for good tree and shrub cover throughout the site.  The Environmental Policy Board (EPB) was scheduled to review the landscape plan on April 17.  Along Sunwood Drive, several trees were planted when the road was reconfigured a few years ago.  Along Sunwood Drive, the plans show two large planting beds, similar in size to the ones in front of GiGi's Salon across the intersection.  This enhanced streetscape is likely needed to be extended westward so that it matches the western extent of streetscaping along the south side of Sunwood Drive.  Beyond that point to the west, the existing boulevard has trees planted that should remain.  

Signs
The applicant is proposing wall-mounted signage on the building and a monument sign near the Sunwood Drive driveway.  The monument sign is identified on the site plan, though no renderings are provided.  COR Framework allows for a 6-foot tall, 100-square-foot sign to be constructed there.  Base materials must match the building and will be verified through a standard sign permit.  The wall signs are shown on the upper part of each facade.  COR Framework allows for signage on street-facing sides of the building.  With the high signage, staff recommends adding street-level signage near each door for the benefit of the pedestrians.  An allowance for these signs is provided in the approval resolution should the applicant choose to install additional signs.  

Lighting
The applicant submitted a photometric plan that shows for adequate lighting across the property line and that 20-foot poles will be used.  The plans, however, do not identify the fixtures that will be used.  All lighting must be downcast and shielded to prevent views of the light source from off site.  The light fixtures will be verified at the time of building permit.    

Waste Management
Located in the northeast corner of the parking lot, a small accessory building is proposed to enclose trash receptacles and a small amount of storage.  The enclosure will have a roof to keep out snow and unauthorized dumping while being aesthetically pleasing to guests.  

Preliminary Plat
The proposed  plat of "Ramsey Properties Addition" creates one buildable lot and one outlots reserved for further subdivision in the future.  

The preliminary plat proposes 10-foot drainage and utility (D&U) easements adjacent to both Sunwood Drive and Zeolite Street.  This practice is generally typical, except for within the COR.  Most of the plats along Sunwood Drive have reduced or no adjacent D&U easements in order to accommodate the build-to lines of the buildings.  Near this area, however, a large storm sewer main is buried towards the north side of the roadway.  The proposed easement would allow for proper excavation, if needed, though this is not anticipated for several decades.  The proposed patio and kneewall encroach into this easement.  It is recommended that the patio and kneewall remain as proposed with an encroachment agreement.  An encroachment agreement allows for construction of specified items within an area as an at-your-own-risk improvement.  If the City needs to use this area for excavation, the property owner will be notified to remove to the encroachments at their expense.  

Applicable City Code Sections

• City Code Section 117-54. - Site Plan Review
• City Code Section 117-118. - The COR District
  • COR Design Framework as part of the COR District
• City Code Section 117-588. - Major plat

Staff Recommendation:
Recommend the City Council approve the Preliminary Plat and Site Plan for the proposed Home2Suites hotel.

Alternatives:

1. Recommend the City Council approve the Preliminary Plat and/or Site Plan with modifications as requested by the Planning Commission.
2. Recommend the City Council deny either/both the Preliminary Plat and Site Plan for the proposed hotel based on certain findings.

All costs associated with the project are the responsibility of the Applicant.

City Staff recommend adopting Resolution #23-059 approving Preliminary Plat and Site Plan for Home2Suites Hotel.

Recommend the City Council adopt Resolution #23-059 approving the Preliminary Plat of "Ramsey Properties Addition" and Site Plan for a hotel at 7895 Sunwood Drive Northwest.