Laserfiche WebLink
INTRODUCTION <br />On behalf of West Real Estate and Management, Inc., Landform is pleased to submit this updated narrative as <br />a supplement to our September 28th letter for site plan and conditional use permit approval to allow <br />construction of a Super America on Lot 5, Block 1, COR TWO. The 1.23 -acre site is part of a plat that was <br />approved by the City of Ramsey and given conceptual site plan review as part of those approvals. This site <br />plan is consistent with Development Plan 6.1, which was approved by the Ramsey HRA and scheduled to be <br />incorporated into the Framework update this month. <br />SITE PLAN <br />Motor Fuel Sales and Car Wash are a conditional use in the COR -2 District and also requires approval of a <br />site plan, subject to the standards in The COR Design Framework. The COR Design Framework was <br />developed with the acknowledgement that the urban core with the traditional pedestrian oriented streetscape <br />would be focused in COR -1. The COR -2 district was developed to accommodate auto -oriented uses such as <br />this and the design guidelines included the flexibility to allow a wide variety of users in this area. <br />This parcel is part of the COR TWO subdivision which is uniquely challenged due to existing conditions related <br />to public streets, internal access drives, existing buildings to the south and an approved (but not yet <br />constructed) building to the southwest. We have prepared a site plan that complies with The COR Design <br />Framework while addressing these site constraints. <br />When the COR TWO subdivision was approved, there was discussion about the fact that this subdivision was <br />created to allow a campus -like setting within The COR and provide a global fix for a number of existing <br />conditions that make development challenging. The buildings within this subdivision are oriented around an <br />internal drive rather than the surrounding public streets. This design was influenced by a number of factors, <br />including the fact that Armstrong Boulevard and Sunwood Drive (on both the north and east sides of this lot) <br />are 4-6 lane roads with limited access. While the City has worked to create an environment that is inviting to <br />automobile drivers, bicyclists and pedestrians, this limited access to primary roads necessitated the <br />development of an internal street. Our building entrance, like any other campus setting, is oriented to this <br />internal drive. Additionally, this internal drive allowed the existing retail/office building on Lot 2 to be part of <br />this campus environment and take advantage of shared parking opportunities with the new Wiser Choice <br />Liquor Store building on Lot 3, thereby, solving an existing parking problem for those businesses. <br />Due to the need for vehicles to maneuver around the site, the buildings cannot be constructed at the build -to <br />line. However, the Framework anticipated this type of situation and provided a tool to create a street edge <br />through the use of a stone and decorative aluminum fence as shown on our plans. The Framework states that <br />when this street edge is used, the fencing edge should be 40% of the frontage. Our plans show that the fence <br />edging covers 46.4% of the street frontage. This exceeds ordinance requirements. The fencing will offer <br />WRE12001 L A N D F O R M October 2, 2012 <br />Project Narrative 2 <br />