The project is part of the COR One major plat being processed by the City of Ramsey Housing and Redevelopment Authority (HRA). The proposed lot will be approximately 1.85 acres in size. The property is zoned TC-1, a sub-district consisting of a mix of residential, retail, service, professional, community service, recreational and similar uses on every block near, and within easy walking distance of the rail station.

 

Total finished square feet when completed will be approximately 105,375 square feet. The minimum floor area ratio in this district .75; the proposed net floor area ratio is 1.31. The COR encourages shared and structured parking to maximize building coverages and maximize density, especially in the TC-1 sub-district. The TC-1 district regulations require two (2) to five (5) story buildings; the proposed building is three (3) stories.

 

The TC-1 Sub-District setback from street is 0-5 feet. According to City Code, at least 60% of the proposed building must be within the maximum setback. The proposed setback of the building appears to be five (5) feet from the proposed extension of the setback, which is proposed as the ‘build-to line’. Approximately four (4) feet of sidewalk is required on private property, necessitating a sidewalk easement. This essentially increases the ‘public realm’ into the Subject Property. The overall intent of placing structures close to the public area is still met, but the building is pushed further away from the right of way due to the extension of the sidewalk.  An ordinance to amend City Code Section 117-118 to amend setback regulations to allow setbacks to be measured from the edge of a sidewalk easement was introduced at the November 23rd, 2010 City Council meeting and is on the agenda for December 14, 2010 for consideration of adoption.

 

The site will derive public access from Sunwood and Civic Center Drives. The site will share an access on Sunwood and Civic Center Drive with a proposed site plan for Residence at The COR, reviewed separately. Shared accesses shall be encumbered by shared access easements as necessary. The City reserves the right to amend any full access to a right-in, right-out movement as traffic patterns or public safety warrant.

 

The TC-1 sub-district sets a maximum parking space standard of two (2) per residential unit; which equates to 172 spaces in this case. The site plan proposes thirty-nine (39) on-site parking spaces, with additional on-street capacity. A majority of the parking needed for the Subject Property is for staff and visitors; residents are typically not in possession of vehicles.

 

The Applicant has submitted revised architectural renderings showing the remainder of the building facades.  Overall, it appears that the architectural character as indicated on the preliminary site plan has been carried through to the remaining facades.  It is important to note that there is no access to the building from Sunwood Drive, other than an emergency egress.  It appears that the Applicant has attempted to enhance the street level presence along Sunwood Drive by introducing an architectural overhang with the 'Suite Living' branding to draw attention to a service/employee entrance along the side facade on the eastern end of the building.

 

The Site Plan indicates two locations for wall signs and one (1) monument sign along Civic Center Drive.  The proposed signs do not meet current City Code requirements for signs in the TC-1 district.  Staff has already previously been drafting revisions to the City's sign code regulations, especially in The COR development, to allow for additional flexibility in sign standards.  Signs are not approved through the site plan process, and are reviewed separately from the building permit.  This should allow the City time to explore amendments to the City's sign ordinance before formally approving any signage plan.

 

Civil Engineering and Landscape plans are generally acceptable with changes outlined in the Staff Review Letter. Sidewalks and standard landscaping must be provided along Civic Center Drive.