7.1.
CC Regular Session
- Meeting Date:
- 02/12/2013
- By:
- Tim Gladhill, Community Development
Information
Title:
Consider Preliminary Plat, Final Plat, and Site Plan Approval for SEASONS OF RAMSEY Located at the Northeast Intersection of Bunker Lake Boulevard and Town Center Drive; Case of Podawiltz Development Corporation/The Seasons of Ramsey Limited Partnership
Background:
The City has received the following applications for SEASONS OF RAMSEY, a Major Plat for the development of fifty (50) townhome units in the TOWN CENTER GARDENS 3RD ADDITION:
The following timeline is related to the review on the project to date:
- Preliminary Plat
- Final Plat
- Site Plan Review
- Request to Vacate Drainage and Utility Easements
- Request to Vacate Right of Way for 147th Circle NW
- Request to Convey Outlot C, RAMSEY TOWN CENTER 8TH ADDITION (City of Ramsey Housing and Redevelopment Authority [HRA])
The following timeline is related to the review on the project to date:
- Received application for Sketch Plan review on November 7, 2012
- Planning Commission reviewed Skech Plan on December 6, 2012.
- Received Application for Preliminary Plat on December 6. (Determined incomplete)
- Received materials for Preliminary and Final Plat on December 13, 2012, December 17, 2012, and December 26, 2012. (Determined complete on December 27th, 2012).
- Received additional materials on January 7th, 2013 and January 21st, 2013.
- Introduced ordinance to vacate right of way, drainage and utility easements on January 22, 2013.
- HRA adopted resolution to convey Outlot C, RAMSEY TOWN CENTER 8TH ADDITION
- Planning Commission Reviewed Preliminary Plat on January 31st, 2013.
Notification:
Staff has attempted to notify all Property Owners within 700 feet of the Subject Property via Standard US Mail of the Public Hearing for the Preliminary Plat. In addition, the Public Hearing Notice was properly advertised in the Anoka County, the City's Official Newsletter for Public Hearings.
Observations/Alternatives:
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-two (52) 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 and constructed by the Developer; a proposal that the City previously recommended with the TOWN CENTER GARDENS Plat. The net result is that the existing circle, or loop, is no longer necessary. The existing 147th Lane will no longer terminate before connecting to another public street. As such, 147th Circle NW is proposed to be vacated, and converted to a private street. 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. A drainage and utility easement shall still be necessary for the public infrastructure in this location (sanitary sewer and municipal water lateral lines).
The design of the private roadway on the western edge of the development has some tight turning radii. The Developer has provided verification in the form of a turning exhibit to ensure public safety apparatuses have adequate turning movements.
Grading, Drainage, and Utility Plans are generally acceptable, with amendments outlined in the Staff Review File. It is hereby re-enforced that individual services will be provided to each unit, rather than a single service for each building. Final plans are currently being reviewed as to compliance with the initial review letter.
The Landscaping Plan is generally acceptable, with amendments outlined in the Staff Review File. Staff would like to call out the topsoil requirements, as noted in the Sketch Plan Review File, to ensure that the Developer fully understands said requirements.
As it relates to development fees, the number of units previously platted exceeds the number of units proposed in the new plat. The original plat created fifty-two (52) units within the same geographic area as the proposed Plat. The SEASONS OF RAMSEY Plat proposes fifty (50) units. Staff has calculated all development fees using the fee schedule established by ordinance for 2013. It is important to note that Staff is using evidence of actual payment being made as basis for the following calculation. This is important to note to establish a finding that development fees are not being reduced. Staff is applying full payment of required development fees. The result of the analysis indicates 'credits' being made available for sanitary sewer trunk, water trunk, and stormwater management. However, additional fees are due for Park Dedication and Trail Development. The credits will be applied to the fees due on these two accounts.
The Developer has been successful in acquiring financing from the Minnesota Housing Finance Agency (MHFA) from the Section 42 Tax Credit account. 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. The HRA adopted a resolution on January 22nd, 2013 to convey Outlot C, RAMSEY TOWN CENTER 8TH ADDITION to The Seasons of Ramsey Limited Partnership. In addition, the City Council introduced an ordinance on January 22nd, 2013 to vacate drainage and utility easements as well as right of way for 147th Circle NW.
The City has sent the Application to the Anoka County Highway Department for review and comment, as the proposed development is located adjacent to a County-State Aid Highway (Bunker Lake Boulevard [CSAH 116]). Staff is currently awaiting a response. However, Anoka County did comment on the COR TWO/North Commons Plat in regards to improvements to Bunker Lake Boulevard required of the Alternative Urbanwide Area Review (AUAR) and Joint Powers Agreement (JPA) with Anoka County. Each project that is approved by the City adds additional volume to Bunker Lake Boulevard. This project is included in the City's five-year Capital Improvement Program (CIP). The CIP is a financial planning document and does not give approval to requested projects. The Bunker Lake Boulevard project is proposed to be funded by Tax Increment Financing (TIF) District #14. However, there is not sufficient increment created to commence the project at this time. This is not necessarily directly related to the Zoning Code review, still an important note for future planning and project viability. Staff has forwarded the tentative project timeline and funding to Anoka County. In addition, Staff noted that the project is actually a reduction in number of units from previous approvals.
On February 1st, 2013, legal counsel from 21st Century Bank (current Property Owner) expressed concern over the need to include Outlot E, TOWN CENTER GARDENS 3RD ADDITION in the proposed Plat. The requested Final Plat approval was modified to exclude Outlot E, with a perpetual easement for roadway, drainage, utility, sidewalk, and trail purposes where necessary to facilitate the extension of 147th Lane. Staff finds the request generally acceptable, provided that the title company coordinating the transaction agrees the recording instructions and sequence provided by the City. 21st Century must agree that the easement will be dedicated as right of way on any future plat or subdivision.
Alternatives
Alternative #1: The City Council could approve the proposal in its current form, with amendments as requested by the Staff Review File. This will provide the City with a development with current zoning requirements. In addition, the proposed development will bring other effects, such as additional connectivity by the connection of 147th Lane NW and bring fifty (50) workforce housing units.
Alternative #2: The City Council could approve the proposal as presented. Staff recommends that the proposal generally conforms with zoning standards; however, additional modifications should be made as a contingency of approval. Without modification, there would be minor non-conforming standards and therefore, Staff does not recommend this alternative (refer to Staff Review File for concerns).
Alternative #3: The City Council could deny the request. If this is the preferred action, the City Council would need to draft Findings of Fact to support the denial. There are some positive effects, as noted above, that would be delayed. In addition, the existing infrastructure (roadway and utilities) would continue to go un-utilized, creating some maintenance issues.
As part of the proposed development, a critical east-west connection of 147th Lane NW is created and constructed by the Developer; a proposal that the City previously recommended with the TOWN CENTER GARDENS Plat. The net result is that the existing circle, or loop, is no longer necessary. The existing 147th Lane will no longer terminate before connecting to another public street. As such, 147th Circle NW is proposed to be vacated, and converted to a private street. 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. A drainage and utility easement shall still be necessary for the public infrastructure in this location (sanitary sewer and municipal water lateral lines).
The design of the private roadway on the western edge of the development has some tight turning radii. The Developer has provided verification in the form of a turning exhibit to ensure public safety apparatuses have adequate turning movements.
Grading, Drainage, and Utility Plans are generally acceptable, with amendments outlined in the Staff Review File. It is hereby re-enforced that individual services will be provided to each unit, rather than a single service for each building. Final plans are currently being reviewed as to compliance with the initial review letter.
The Landscaping Plan is generally acceptable, with amendments outlined in the Staff Review File. Staff would like to call out the topsoil requirements, as noted in the Sketch Plan Review File, to ensure that the Developer fully understands said requirements.
As it relates to development fees, the number of units previously platted exceeds the number of units proposed in the new plat. The original plat created fifty-two (52) units within the same geographic area as the proposed Plat. The SEASONS OF RAMSEY Plat proposes fifty (50) units. Staff has calculated all development fees using the fee schedule established by ordinance for 2013. It is important to note that Staff is using evidence of actual payment being made as basis for the following calculation. This is important to note to establish a finding that development fees are not being reduced. Staff is applying full payment of required development fees. The result of the analysis indicates 'credits' being made available for sanitary sewer trunk, water trunk, and stormwater management. However, additional fees are due for Park Dedication and Trail Development. The credits will be applied to the fees due on these two accounts.
The Developer has been successful in acquiring financing from the Minnesota Housing Finance Agency (MHFA) from the Section 42 Tax Credit account. 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. The HRA adopted a resolution on January 22nd, 2013 to convey Outlot C, RAMSEY TOWN CENTER 8TH ADDITION to The Seasons of Ramsey Limited Partnership. In addition, the City Council introduced an ordinance on January 22nd, 2013 to vacate drainage and utility easements as well as right of way for 147th Circle NW.
The City has sent the Application to the Anoka County Highway Department for review and comment, as the proposed development is located adjacent to a County-State Aid Highway (Bunker Lake Boulevard [CSAH 116]). Staff is currently awaiting a response. However, Anoka County did comment on the COR TWO/North Commons Plat in regards to improvements to Bunker Lake Boulevard required of the Alternative Urbanwide Area Review (AUAR) and Joint Powers Agreement (JPA) with Anoka County. Each project that is approved by the City adds additional volume to Bunker Lake Boulevard. This project is included in the City's five-year Capital Improvement Program (CIP). The CIP is a financial planning document and does not give approval to requested projects. The Bunker Lake Boulevard project is proposed to be funded by Tax Increment Financing (TIF) District #14. However, there is not sufficient increment created to commence the project at this time. This is not necessarily directly related to the Zoning Code review, still an important note for future planning and project viability. Staff has forwarded the tentative project timeline and funding to Anoka County. In addition, Staff noted that the project is actually a reduction in number of units from previous approvals.
On February 1st, 2013, legal counsel from 21st Century Bank (current Property Owner) expressed concern over the need to include Outlot E, TOWN CENTER GARDENS 3RD ADDITION in the proposed Plat. The requested Final Plat approval was modified to exclude Outlot E, with a perpetual easement for roadway, drainage, utility, sidewalk, and trail purposes where necessary to facilitate the extension of 147th Lane. Staff finds the request generally acceptable, provided that the title company coordinating the transaction agrees the recording instructions and sequence provided by the City. 21st Century must agree that the easement will be dedicated as right of way on any future plat or subdivision.
Alternatives
Alternative #1: The City Council could approve the proposal in its current form, with amendments as requested by the Staff Review File. This will provide the City with a development with current zoning requirements. In addition, the proposed development will bring other effects, such as additional connectivity by the connection of 147th Lane NW and bring fifty (50) workforce housing units.
Alternative #2: The City Council could approve the proposal as presented. Staff recommends that the proposal generally conforms with zoning standards; however, additional modifications should be made as a contingency of approval. Without modification, there would be minor non-conforming standards and therefore, Staff does not recommend this alternative (refer to Staff Review File for concerns).
Alternative #3: The City Council could deny the request. If this is the preferred action, the City Council would need to draft Findings of Fact to support the denial. There are some positive effects, as noted above, that would be delayed. In addition, the existing infrastructure (roadway and utilities) would continue to go un-utilized, creating some maintenance issues.
Recommendation:
The Planning Commission recommended approval of the Preliminary Plat and Site Plan, contingent upon compliance with the Staff Review File and necessary architectural modifications consistent with The COR Design Framework and previous City Council direction (provided as part of the Preliminary Agreement to Develop). Attached to this case are revised architectural renderings.
Funding Source:
All costs associated with processing the Application are the responsibility of the Applicant.
Council Action:
Motion #1
Motion to adopt Resolution #13-02-025 granting Preliminary Plat Approval for SEASONS OF RAMSEY.
Motion #2
Motion to adopt Resolution #13-02-031 granting Final Plat Approval for SEASONS OF RAMSEY, subject to the Developer entering into a Development Agreement with the City.
Motion #3
Motion to approve the Site Plan for Seasons of Ramsey, contingent upon compliance with the City Staff Review File dated January 25th, 2013.
Motion to adopt Resolution #13-02-025 granting Preliminary Plat Approval for SEASONS OF RAMSEY.
Motion #2
Motion to adopt Resolution #13-02-031 granting Final Plat Approval for SEASONS OF RAMSEY, subject to the Developer entering into a Development Agreement with the City.
Motion #3
Motion to approve the Site Plan for Seasons of Ramsey, contingent upon compliance with the City Staff Review File dated January 25th, 2013.
Attachments
- Site Location Map
- Site Plan
- Preliminary Plat
- Final Plat
- 147th Avenue Construction Plans
- Grading Plan
- Utility Plan
- Photometric/Lighting Plan
- Planning Commission Minutes dated January 31st, 2013
- Development Agreement
- Development Fee Spreadsheet
- Staff Review File
- Preliminary Plat Resolution
- Final Plat Resolution
- Color Elevations
- Floor Plans
Form Review
| Inbox | Reviewed By | Date |
|---|---|---|
| Diana Lund | Diana Lund | 02/07/2013 09:42 AM |
| Brian Hagen | Tim Gladhill | 02/07/2013 11:24 AM |
| Kurt Ulrich | Tim Gladhill | 02/07/2013 11:25 AM |
| Brian Hagen | Tim Gladhill | 02/07/2013 11:28 AM |
| Diana Lund | Jo Thieling | 02/07/2013 03:20 PM |
| Kurt Ulrich | Kurt Ulrich | 02/07/2013 06:03 PM |
- Form Started By:
- Tim Gladhill
- Started On:
- 01/17/2013 11:28 AM
- Final Approval Date:
- 02/07/2013