Request for Sketch Plan Review of Seasons of Ramsey; Case of The Seasons of Ramsey Limited Partnership

The City has received an application for Sketch Plan Review of SEASONS OF RAMSEY, a Major Plat for the development of fifty (50) townhome units in the TOWN CENTER GARDENS 3RD ADDITION.

The proposed development is actually a reconfiguration of an existing platted, yet undeveloped portion of TOWN CENTER GARDENS 3RD ADDITION. The style of townhomes proposed varies from the original approval of the previous plat, involving wider units and a net decrease in the number of forecasted units over the entire development area for the project. Currently, approximately fifty-six (56) units are platted, yet only over a portion of the entire eight (8) acre development area. The entire development area originally forecasted closer to seventy (70) units.

As part of the proposed development, a critical east-west connection of 147th Lane NW is created; a proposal that the City previously recommended with the previous plat. This connection provides necessary connectivity between Town Center Gardens and The COR. Said connection should improve safety and mobility for the entire area north of Bunker Lake Boulevard. In addition, since 147th Lane is now being connected, the full previously constructed 'loop' is no longer needed. The proposal contemplates the City vacating this right of way in favor of converting it to a private street, thus reducing slightly the maintenance obligations of the City for this development. A drainage and utility easement shall still be necessary for the public infrastructure in this location.

The design of the private roadway on the western edge of the development has some tight turning radii. The Developer has been asked to provide verification in the form of a turning exhibit to ensure public safety apparatuses have adequate turning movements. The Developer has provided initial feedback that appears to verify compliance with City requirements. There may be additional improvements and clear zones to enhance the maneuverability of this area.

Grading, Drainage, Utility, and Landscaping Plans are not required at the Sketch Plan phase. However, Staff has attempted to identify any critical issues to be addressed with the Preliminary Plat, where these plans shall be required.

As an outstanding item to address on the Preliminary Plat, Staff will be verifying which development fees were previously paid with the original plat. As it appears that the number of units previously platted exceeds the number of units proposed in the new plat, development fees would not be due based on 50 units. However, since capital was invested to construct infrastructure to support the Plat, there would not be any entitlement to a refund.

The Developer has been successful in acquiring financing from the Minnesota Housing Finance Agency (MHFA). As part of that financing, the Developer received points for local contribution. The City Council previously agreed in concept for a land donation in the form of vacated right of way (previously mentioned) and conveyance of a small, remnant parcel currently owned by the City of Ramsey Housing and Redevelopment Authority (HRA). This remnant parcel does not have development potential on its own, and the only logical use is to combine with this proposed development.

All costs associated with reviewing the application are the responsibility of the Developer.

Staff recommends that the Developer proceed with preparation and submittal of the Preliminary Plat.

No action is needed at this time. The Sketch Plan phase allows the Planning Commission to submit feedback to the Developer of lot configuration, street alignment, and other critical subdivision ordinances, prior to preparation of detailed plans. The Planning Commission should recommend any requested changes and/or re-submittal of the Sketch Plan if desired.