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of Ramsey, February 2012) has been received from Todd Larson, Planning Manager, and reviewed against the proposed <br />scheme. The following uses are confirmed as Permitted Uses in COR-1, requiring no conditional use permit: <br />— Restaurant / cafe (Gather): Permitted Use per Sec. 106-621 <br />— Multiple -family residential (transitional apartments): Permitted Use per Sec. 106-621 <br />— Outdoor dining and patio: Permitted Accessory Use per Sec. 106-622 <br />Notably, the city's own zoning code explicitly states that "vertically -integrated mixed -use projects with retail, restaurant <br />and service uses, especially at corner locations, are strongly encouraged" in the COR-1 subdistrict (Sec. 106-611(c)(1)). <br />This project is a near -exact articulation of the stated intent of the COR-1 district. <br />BUILDING CODE FRAMEWORK <br />This project falls under the Minnesota State Building Code, which adopts the International Building Code (IBC). The <br />mixed -use program triggers a multi -occupancy classification with the following key implications: <br />First Floor: Assembly (A-2) or Business (B) occupancy, depending on final capacity and configuration of gathering <br />spaces. <br />— Second Floor: Residential (R-2) occupancy for the three apartment units. <br />— Vertical separation between occupancy groups will require fire -rated construction per IBC Table 508, typically a <br />minimum 1-hour fire barrier between R-2 and A-2/B occupancies. <br />Sprinkler system required: At approximately 8,700 SF of total building area, the project exceeds the 4,500 SF <br />threshold that triggers an automatic sprinkler system in a mixed -use building under the IBC. Both floors count <br />toward this total, and treating the cafe and the residential portion as two completely separate buildings is not <br />feasible given the vertically stacked program. Preliminary planning numbers suggest a sprinkler system in the range <br />of $4 to $7 per square foot of building area, to be confirmed by a licensed fire suppression consultant during <br />design. <br />— Two means of egress required upstairs: With three two -bedroom apartments, the second -floor occupant load is <br />anticipated to exceed the 10-occupant threshold that triggers a second means of egress. The current scheme <br />accommodates this with two stair cores extending from the first to the second floor. <br />— Elevator not required: Based on current code interpretation, an elevator (and a LULA limited -use platform) is not <br />required so long as the project does not exceed three R-2 dwelling units. Relocating the Elevate Hope House office <br />to the first floor keeps that program element clear of any residential accessibility triggers, while preserving an <br />accessible path of travel to all required first -floor uses. <br />— ADA-compliant restrooms on the first floor and an accessible path of travel from the public right-of-way are <br />required, and are provided in the proposed scheme. <br />— COR-1 requires a minimum building height of 22 feet with a two-story appearance (Sec. 106-630). The proposed <br />two-story design is consistent with this requirement. <br />