Agenda - Planning Commission - 10/02/2025

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Regular Planning Commission Meeting Date: 10/02/2025 Primary Strategic Plan Initiative: Promote economic growth and development. Information 6. 2. Title: PUBLIC HEARING: Site Plan Review for a Mixed -Use Building at 7979 Sunwood Drive NW - Roers Purpose/Background: Roers (the "Applicant") has submitted a Land Use Application for development of a 3.88-acre parcel in the COR, located at 7979 Sunwood Drive NW and legally described as Lot 1, Block 7, Waterfront Village (the "Subject Property"). The Applicant submitted architectural plans from JLG and civil plans from Loucks. The project will consist of 191 apartment units distributed across 5 floors, a sunken parking garage, and approximately 5,000 square feet of retail space on the ground floor, situated at the southwest corner of the site. The site is zoned COR-4c and guided for Mixed Use in the City's 2040 Comprehensive Plan. The Applicant is working with the City's EDA to purchase the site for the proposed development. To accommodate the proposed development, the Applicant is requesting a Site Plan Review. The Commission may recall a previous project by Norhart that was approved for this same site. At that time, the site was platted, rezoned, and received a Variance to Height Regulations in the COR, allowing for a fifth story and a sunken parking garage that is partially exposed above -grade. Norhart withdrew their Purchase Agreement with the EDA earlier this year, which reopened the site for development. Roers came forward with their own development proposal that has a similar residential density and commercial space, but it has several distinct architectural changes and improvements that warrant a new Site Plan Review. Notification: Staff attempted to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request and the Public Hearing to be held by the Planning Commission. A notice of the Public Hearing was published in the Anoka County UnionHerald, the City's official newspaper. The following "proposed development" signs were placed on the property: a double -sided sign along Sunwood Drive facing westbound and eastbound traffic, and a single -sided sign facing the intersection of Ramsey Parkway and Zeolite Street. Time Frame/Observations/Alternatives: Subject Property The Subject Property is located in the COR, bounded by Sunwood Drive to the west, Zeolite Street to the east, Ramsey Parkway to the north, and Home2 Suites to the south. The Subject Property was platted with Waterfront Village, which is the detached townhome development north of the site across Ramsey Parkway. The Subject Property is zoned COR-4c, which allows for several commercial uses and high -density residential between 15 and 75 units per acre. It is guided for Mixed Use in the City's 2040 Comprehensive Plan, as are other surrounding properties in the COR. The proposed building will contain 191 residential units and approximately 5,000 square feet of retail space. The proposed density is 49.35 units per acre which is in conformance with the Comprehensive Plan. This building will only be the third instance of vertical mixed -use development in the COR, with the first two instances being The Residence at the COR Apartment Homes (7700 Sunwood Drive NW) and Skyline on Sunwood (7545 Sunwood Drive NW). Site Plan The proposed building has a footprint of 44,155 square feet (26.2% lot coverage). The building is roughly