Agenda - Planning Commission - 11/04/2010

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CASE #: REQUEST FOR PRELID' ENARY SITE PLAN REVIEW OF SUITE LIVING AT THE COR; CASE OF SUITE LIVING By: Tim Gladhill, Associate Planner Background: Suite Living. has applied for site plan review for a three (3) story, 86 unit assisted living/memory. care complex in The COR, located west of the existing municipal parking ramp and the proposed Residence at The COR site plan. Observations: 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 fmished 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. Staff has forwarded a proposed ordinance to allow an alternative setback when sidewalks are on private property to allow green/soft space between the sidewalk and the building. 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 pattems 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 35