Consider Final Site Plan Approval for Parkview East Apartments Located on Ramsey Parkway, Case of PSD, LLC

The purpose of this file is to review the Final Site Plan for the Parkview East Apartment Complex. The subject property is located south of Ramsey Parkway, east of Town Center Drive East and west of Rhinestone Street NW and north of Sunwood Drive.  The property is located in COR-1 zoning sub-district. The application includes a plat to be called COR Parkview Addition and development of phase one apartment complex consisting of one four-story building with a total of 121 units with tuck under, detached garage and surface parking.

Staff attempted to notify all Property Owners within 700 feet of the Subject Property of the Public Hearing via Standard US Mail. A notification of Public Hearing was published in the Anoka County Union Herald.

The property is zoned COR-1 Mixed Use Core Subdistrict which is intended to provide a mix of residential, retail, and service uses. This sub-district allows the highest intensity of uses including high density housing.  The proposed use as an apartment building meets the intent of the COR-1 sub-district.

The COR Design Framework establishes maximum build to lines based on the roadway the property frontage. The building is oriented such that no surface parking stalls are located between it and Ramsey Parkway. The building is articulated to create architectural interest as opposed to a flat wall. Slightly less than sixty percent (60%) of the building's build to line is located within five (5) feet of Ramsey Parkway. This is primarily due to the fact that Ramsey Parkway is a curved road. Staff finds the layout and build-to acceptable to the intent of the Design Framework for The COR. The plans have been amended as requested regarding boulevard and sidewalk width that improve the build-to scenario.

As discussed in Preliminary Site Plan Review, adjustments to the parking plan were requested. The Developer will be allowed to construct a maximum of two (2) parking stalls per residential unit. The Developer can request an increase of 25% by issuance of a Conditional Use Permit. It is anticipated that the Developer will submit the request for the increased 25% parking in the near future. At that time, the plans can be modified to include the additional 25% parking. While the City Council did grant Preliminary Site Plan approval to the project, Staff does note the Planning Commission was concerned with the amount of surface parking that is proposed and that shared or structured parking scenarios have not been provided. The Developer has removed some parking stalls in exchange for minor additional green space as previously discussed.

The Landscape Plans are generally acceptable with amendments outlined in the Staff Review File. Civil Engineering Plans are also generally acceptable with revisions outlined in the Staff Review File and contingent upon final review by the City Engineer. The original Staff Review Files for these plan sets are included. Most of the required revisions have been completed. The remaining revisions are administrative in nature, and do not change policy direction or layout.
 
High quality architecture and building materials is an essential component in fulfilling the objectives of the COR Design Framework.  Roof design, materials, amount of windows, and overall design that breaks up the different floors and walls are all important elements to the overall building design.  In the COR-1 subdistrict buildings are placed closer to the street so greater emphasis is placed on materials and design features at the street level. The proposed architectural renderings are generally acceptable and are included for review. This is the City Council's final opportunity to suggest revisions to the architectural approach. With Preliminary Site Plan Approval, the City approved the concept of the utilization of detached garages. Based on Environmental Policy Board and Planning Commission recommendations, it is recommended that additional plantings be added on the southern property line to better screen the detached garages from Sunwood Drive.

All costs associated with processing this Application are the responsibility of the Applicant.

The Planning Commission recommends approval of the Site Plan as noted in their April 9, 2015 minutes.

Motion to approve the Site Plan for Parkview East.