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CITY OF RAMSEY LAND USE APPLICATION TECHNICAL REVIEW FILE DATE JUNE 4, 2015 PROJECT ADDRESS 15153 NoWTHEN BouLEvARD PROJECT. TITLE PARK VIEW EAST - PRELIMINARY AND FINAL PLAT AND SITE PLAN REVIEW ESCROW # 114538 DEPARTMENT: Community Development: Planning Division (Comprehensive Plan and Zoning Code) PRIMARY CONTACT Name: Tim Gladhill, Community Development Director Phone: 763-433-9826 Email: t ladhill cit oframse .com General: The purpose of this file is to review the Final Site Plan for the Parkview East Apartment Complex. The subject property is located south of Ramsey Parkway, east of Town Center Drive East and west of Rhinestone Street NW and north of Sunwood Drive. The property is located in COR -1 zoning district. The application includes a plat to be called COR Parkview Addition and development of phase one apartment complex consisting of one four-story building with a total of 121 units with tuck under, detached garage and surface parking. Based on current zoning the proposed Preliminary and Final Plat and Site Plan Review is being reviewed per C4 Code Section 117-118 entitled COR -1, requirements of the COR Design Framework and Chapter 117, Article III entitled Subdivisions. Many of the required revisions to the plans based on Preliminary Site Plan Approval have been completed. However, there are some discrepancies between the architectural and civil engineering plan set that can be reconciled and approved administratively. Site Plan Approval is contingent upon final staff review of revised plans. Zoning: The COR -1 Mixed Use Core Sub -district is intended to provide a mix of residential, retail, and service uses. This sub -district allows the highest intensity of uses including high density housing. The proposed use as an apartment building meets the intent of the COR -1 district. Dimensional Standards. The COR Design Framework establishes maximum build to lines based on the roadway the property frontage. The purpose of the build to line is to locate the majority of the building frontage close to the street to define the edge and create a strong pedestrian feel along the street. For buildings located along a Parkway, sixty (60) percent of the building (at least 300 feet) shall be located five (5) feet from the back of the side walk. The building has slightly less than the 60% due to the curvature of the road. Based on the exhibit prepared by the Cole Architectural Group, Staff supports the current layout. It is noted that the building is still built to the road, with no other improvements, most notably parking, between it and the public road. Access. The site will gain access via Rhinestone Street NW on the east side of the site and from Sapphire Street NW at the southwest corner of the site. Vehicular access shall not be granted to Ramsey Parkway. Parking: The COR Design Framework includes guidelines on how to manage parking. This is particularly important in COR -1 sub -district, being the most intense and pedestrian oriented. Surface lots shall be located either behind or to the side of building, not located along major street frontages. A variety of parking options are proposed for the site. The building will include forty-four (44) tuck under garages with garage door entries on the south elevation internal to the site to attempt to reduce the amount of surface parking stalls. An additional ninety-one (91) garage spaces are provided within five (5) detached garage structures. Finally, 125 surface parking spaces are planned south of the building internal to the south for a total of 260 spaces for a parking ratio of 2.14 stalls per unit. No surface parking areas are abutting a street. Surface parking is well screened from all public roads. Originally, the total parking