Review Java Properties Concept Plan

The purpose of this case is to review a concept plan from Java Properties (the "Applicant") for a new commercial building west of Casey's on Sunwood Drive NW. The Subject Property is owned by the City of Ramsey and is approximately 13 acres, of which only a portion will be purchased by the Applicant and platted. The Subject Property is known as PID 28-32-25-41-0020. The site is zoned COR and is accessed off Sunwood Drive from the shared drive aisle with Casey's to the east.

The Planning Commission has seen a high level case related to this user and property once before, and the Planning Commission unanimously supported the Applicant moving forward into plan development. Now that plans are more thoroughly developed, the Applicant is looking for feedback from Staff and the Planning Commission before formally submitting. The City feels this is a great opportunity to weigh in on the project and appreciates the Applicant's willingness to work with the City, especially since the site is in the COR.

No notification required at this stage. Public notification will be required once there is a formal application.

Observations
The Applicant has provided a very thorough plan set that the City does not typically see at this stage in project development. Staff is excited about the opportunity to weigh in at this stage, and appreciates the opportunity for the Planning Commission to weigh in as well. Staff has received the concept plan for the following items and found it to be generally consistent with the guidance for this area.

• Site Layout: The Site will be accessed off Sunwood Drive via a shared drive aisle with Casey's. Staff recommends that this entrance area is more clearly striped to include an entrance, left turn only exit, and right turn only exit. Currently, the site does not have clear striping, and with increased traffic expected with this development, this striping needs to happen prior to project completion. Staff also recommends that the northern entrance into the project parking lot is an entrance only, with an entrance and exit on the south end. This should help disperse vehicle congestion near the drive aisle onto Sunwood Drive.
  • Direction suggested: Amend the site plan to remove exiting from the northern parking lot entrance.
  • Direction suggested: Work with the City to stripe the shared drive aisle onto Sunwood Drive.
• Architecture: High quality architecture is one of the key features of the COR downtown area. This site includes a strong front building facade with lots of windows, brick, block base, EIFS tan walls, and red aluminum entrance. The south, west, and east facades are the same, with majority EIFS tan walls, block around the base, and 3 brick areas of articulation and brick endcaps. The Applicant has also proposed a wall along Sunwood Drive, consistent with Casey's to the east. This generally meets the requirements of the COR. Staff would like to see the trash enclosures and see if there is any additional articulation or architectural features that could be added to the south, west, and east elevations. Staff understands this is an established user and there may not be room to modify architectural plans.
  • Direction suggested: Work with the City to consider adding additional articulation to the west, east, and south facades. Modify the elevations to show the trash enclosure.
• Amenities: Staff frequently sees bikers in the area and will require a bike rack on this development. Staff feels strongly that residents will ride their bikes to this site once completed, especially if they need something for a vehicle repair and they are unable to use their car to get to the site.
  • Direction suggested: Amend the site plan to add a bike rack.
• Remnant Parcel: The Applicant is proposing to purchase approximately .73 acres from the City, leaving the remainder of the site to be developed. The remainder has approximately 200+ feet of frontage on Sunwood Drive which should be an adequate space for another commercial pad. If the site develops further to the south, the existing drive aisle will need to be extended.
  • No changes recommended.
• COR Guidelines: The Applicant is proposing 32 parking stalls, which is slightly higher than the parking allowed for retail buildings in the COR. Because this is an established user, Staff does feel it is appropriate to grant a Conditional Use Permit (CUP) for parking overage in order to ensure they have sufficient parking onsite. The parking code would allow 29 stalls, so it is only an overage of 3 stalls. Additionally, there is no parking on Sunwood Drive in this location, so adequate parking onsite is very important for commercial success.
  • Direction suggested: Formally apply for site plan approval and a Conditional Use Permit (CUP) for slight parking overage.

Staff is handling this case as part of regular duties. The case does include a land transaction with the City - the Applicant has a purchase agreement with the City to purchase the property.

Staff recommends providing the Applicant feedback on the proposed site plan before they formally submit for site plan and to plat the Subject Property. Staff recommends that the Planning Commission direct the Applicant to: 

1. Formally submit to the City and apply for a Conditional Use Permit (CUP) for parking overage.
2. Work with Staff to see if there are any modifications possible to the architectural plans to include additional articulation on the building facade (focusing on the east, west and south elevations for additional articulation) and modify the building elevations to show the trash enclosure.
3. Provide a rendering from Sunwood Drive showing the proposed wall and landscaping.
4. Add a bike rack to the site.
5. Modify the northern entrance into the parking lot to be entrance only, with an entrance/exit allowed on the south.

No formal action required. The Planning Commission should provide the Applicant feedback on the plan and specifically note any items they would like to see added or removed from the Project. This is a key step in the Project.