Consider Site Plan for The Sapphire (Project No. 18-183); Case of PSD, LLC

The purpose of this case is to review a Site Plan for a proposed single lot 118 unit apartment building that consists of 1, 2, and 3 bedroom apartments. The proposal includes additional community space, most notably an indoor pool for residents. Overall, architecture is in compliance with underlying regulations, with amendments.

Please note that revised plans have now been submitted to the City for review that likely address many of the required comments from Staff's previous review. However, Staff has not had sufficient time to review these plans in time for publishing the agenda. Staff will provide a verbal update at the meeting pertaining to its ongoing review.

Staff has attempted to notify all Property Owners within 700 feet of the Subject Property via Standard US Mail of the Sketch Plan and Site Plan Review.

Observations: Generally speaking, with the updated elevations Staff is supportive of the project with amendments outlined in the Staff Review Letter and upon direction from the Planning Commission and City Council as it relates to preference regarding the proposed detached garages.  Additonally, Staff is working on the logistics of the final design of Center Street, which may have some impacts on this private site plan.  The sidewalk along Center Street needs to be widened from 5 feet to 10 feet  and the sidewalk along the parkway will need to be widened from 5 feet to 6 feet as well as required by the Design Framework. This location will be a focal point of future city events and as such the architectural treatment adjacent to Center Street is important.

Staff has recieved updated plans regarding the detached garage units which are proposed to be adjacent to 145th Avenue NW.  While the City allowed detached garages as part of the Parkview East project, those garages will eventually be screened from public right of way when the parcel directly south of Parkview East develops.  The detached garages proposed as part of The Sapphire would be directly adjacent to a public right of way and as a result not screened by future development.  At a meeting on Thursday May 9th CIty Staff and the Applicant discussed the following possible options regarding the detached garages:

1. Move the detached garages adjacent to 145th Avenue from the edge of the property to internal to the site and in the middle of what is currently proposed to be surface parking and then require additional landscaping and decorative seat wall along 145th Avenue (similar to what is adjacent to Allina and Casey's General store) to screen the surface parking lot from the public right of way.
2. Keep the detached garages adjacent to 145th Avenue in the location currently proposed but require additional architectural features in the form of two (2) windows on each garage unit.
3. Removal of the detached garages adjacent to 145th Avenue and require additional landscaping and decorative seat wall along 145th Avenue (similar to what is adjacent to Allina and Casey's General store) to screen the surface parking lot from the public right of way.

Staff noted that individual air conditioning units on the architectural floor plan and recommends amending HVAC plans to include 'smart pack' units to better and more efficiently heat and cool individual units and to better screen these mechancial components. This is an advisory comment at this point.

Staff also noted that with the most recent site plan submittal that the Dog Park area had been reduced to a width of 23'4" and that nine (9) parking stalls had been added. Staff recommends removal of the nine (9) parking stalls in favor of widening the dog park by twenty (20) feet and in doing so reducing the amount of impervious surface. The project would still meet the parking minimums if the nine spots were eliminated as currently the project is almost at the maximum of parking spots allowed (Minimum 1 parking spot per unit, Maximum 2 parking spots per unit). This is an advisory comment at this point.

Alternatives:

Alternative 1: Recommend Approval of the Sketch Plan and Site Plan for The Sapphire, contingent upon compliance with Staff Review. Staff is supportive of Alternative 1.

Alternative 2: Table the request for Sketch Plan and Site Plan for addiitonal information. The Planning Commission previously tabled this request at its meeting in April with a request for additional architectural elevations of the apartment building and detached garages which the Applicant has provided.  Staff is not supportive of Alternative 2.

Alternative 3: Recommend denial of the Sketch Plan and Site Plan for The Sapphire. The project appears to adhere to a majority of the COR Design Guidelines and overall would be a benefit to the community. Staff is not supportive of Alternative 3.

All costs associated with processing the Application are the responsibility of the Applicant/Developer. Currently, there are no requests for financial assistance. The Developer is responsible for standard Development Fees.

Staff recommends approval of the site plan contingent upon compliance with Staff review comments.

Motion to recommend approval of the site plan contingent upon compliance with Staff review comments.