PUBLIC HEARING: Consider Request for Preliminary Plat and Final Plat for COR StoneBrook Academy, and Site Plan for StoneBrook Academy (Project #17-101); Case of Michael and Kristen Johnson

The City has received an application for Preliminary Plat, Final Plat and Site Plan for StoneBrook Academy, a proposed 9,132 square foot building for a new child care center to be located west of Sunwood Village between Sunwood Drive and Veterans Drive.

Note: the City's Zoning Code classifies this a day care'. State of Minnesota uses the term 'child care'. For purposes of zoning code compliance, these terms can be used interchangeably.

City Staff attempted to notify all property owners within 700 feet of the Subject Property of the request via U.S. mail and published a notice of public hearing in the Anoka Union Herald, the City's official newspaper.

The proposed project appears consistent with the Zoning and Future Land Use maps.

The Preliminary Plat and Final Plat appear to meet the minimum bulk standards for the COR 2 sub-district.  The Plat shows the creation of one (1) commercial lot and two (2) outlots to be developed at a later time. The one (1) commercial lot meets the bulk standards for the COR2 subdistrict for lot width and lot depth.  Any necessary revisions are outlined in the Staff Review Letter.

The Environmental Policy Board (EPB) reviewed the proposed Site Plan at its meeting on May 15, 2017 and recommended approval of the site plan with corrections as noted in the Staff Review Letter.

The Site Plan shows a proposed daycare facility of 9,132 square feet in size with an auxiliary playground space of 2,346 square feet, all of which is located on the 36,925 square foot parcel. The Applicant has refined the proposed building elevations per the discussions held at the May Planning Commission meeting.  The revised elevations incorporate more brick and window treatments, as well as a flat roof fronting Sunwood Drive in an attempt to better match other nearby buildings. Additional required revisions are detailed in the Staff Review Letter. Most required revisions seem to be relatively minor. However, Staff needs policy direction about a lack of entrance along Sunwood Drive. The City has found flexibility in other sub-districts (retail/office); however, this is the first time the City has encountered this topic this close to the Downtown District. Final note - there are no current restrictions on the use of pitched roofs in any sub-district of The COR.

In refining the Site Plan and elevations, the Applicant has achieved a Floor Area Ratio (FAR) of .25. and a variance is no longer necessary or being sought at this time. The Applicant is showing a total of thirty-six (36) parking stalls, which includes two (2) handicap stalls. While a daycare is not specifically outlined in the City's Zoning Code with regard to the number of stalls required, Staff believes that the number of stalls shown is adequate.  This is based on the expectation of up to twenty-four (24) employees and that the nature of the business as a daycare facility will result in a high amount of pick up and drop off traffic of the anticipated 120 students and that dedicated stalls for these students is not necessary. The Site Plan shows two (2) downcast lighting fixtures located in the center medians of the parking lot which adheres to the City's Zoning Code.

Alternatives

Alternative 1: Recommend approval of the requested Preliminary Plat, Final Plat, and Site Plan requests.  The proposed project appears to comply with the bulk standards of The COR Design Framework and the proposed use would be an asset to the COR development as well as the City of Ramsey.  Staff is supportive of this alternative contingent upon compliance with the Staff Review Letter.

Alternative 2: Recommend approval of the requested Preliminary Plat, Final Plat and Site Plan with additional modifications to the building elevations and/or other elements of the project other than what is currently outlined in the Staff Review Letter.  The Applicant made attempts to improve the architecture of the building while still maintaining their desired look and feel of it.  If the Planning Commission still feels that it is not sufficient, it should provide specific direction as to what additional elements or features should be incorporated.

Alternative 3: Recommend denial of the Preliminary Plat, Final Plat, and Site Plan as currently requested. If the Planning Commission desires to recommend denial it should clearly state its findings for the recommended denial and direct staff to prepare a resolution outlining those findings of fact.  As previously noted, the proposed project appears consistent with the provisions of City Code and The COR Design Framework.  Staff does not support this alternative.

The Applicant is responsible for all costs associated with this request.

Staff recommend approval of the project, contingent on revisions outlined in the Staff Review Letter (including architectural corrections).

Motion to recommend City Council adopt Resolution #17-06-127 approving the Plat for COR Stone Brook Academy and approving Site Plan for StoneBrook Academy, contingent upon revisions outlined in the Staff Review Letter).

(Action Note: action contingent on the Staff Review Letter already includes direction to revise the current architectural plans)