5.1.
Special Planning Commission
- Meeting Date:
- 01/31/2013
- By:
- Tim Gladhill, Community Development
Information
Title:
PUBLIC HEARING: Request for Preliminary Plat and Site Plan Approval of SEASONS OF RAMSEY Located at the North East Intersection of Bunker Lake Boulevard NW and Town Center Drive NW; Case of 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 Planning Commission reviewed the Sketch Plan for SEASONS OF RAMSEY at the December 6th, 2012 Planning Commission Meeting and directed the Applicant to prepare a Preliminary Plat for review.
- 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])
- Preliminary Plat
- Site Plan Review
The Planning Commission reviewed the Sketch Plan for SEASONS OF RAMSEY at the December 6th, 2012 Planning Commission Meeting and directed the Applicant to prepare a Preliminary Plat for review.
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. A revised utility plan has been submitted, with a revision date of December 29, 2012, but is not attached to this case. Final utility plans will be presented to the Planning Commission at the meeting.
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.
Alternatives
Alternative #1: The Planning Commission could recommend approval of 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 Planning Commission could recommend approval of 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 Planning Commission could recommend denial of the request. If this is the preferred action, the Planning Commission 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. A revised utility plan has been submitted, with a revision date of December 29, 2012, but is not attached to this case. Final utility plans will be presented to the Planning Commission at the meeting.
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.
Alternatives
Alternative #1: The Planning Commission could recommend approval of 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 Planning Commission could recommend approval of 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 Planning Commission could recommend denial of the request. If this is the preferred action, the Planning Commission 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.
Funding Source:
All costs associated with review of the Application are the responsibility of the Applicant. An escrow has been set up for the benefit of the review and sufficient funds deposited by the Applicant.
Staff Recommendation:
Staff recommends approval of the Preliminary Plat. Please note that Preliminary Plat approval provides certain entitlement to proceed with the project. The Final Plat is an approval of that Plat as to form for recording, and is not reviewed by the Planning Commission. If the Planning Commission has concerns about the layout or standards of the Plat, it should voice those concerns at this time.
Additionally, Staff recommends approval of the Site Plan, contingent upon revisions to the architectural renderings consistent with The COR Design Framework and previous City Council direction.
Additionally, Staff recommends approval of the Site Plan, contingent upon revisions to the architectural renderings consistent with The COR Design Framework and previous City Council direction.
Committee Action:
Due to Staff recommendations to add contingencies for recommendation for approval, Staff recommends that the following motions be made separately:
Motion #1
Motion to recommend that the City Council adopt a resolution granting Preliminary Plat Approval for SEASONS OF RAMSEY.
Motion #2
Motion to recommend that the City Council approve the Site Plan for Seasons of Ramsey, contingent upon compliance with the City Staff Review File dated January 25th, 2013 AND subject to revised architectural renderings that comply with The COR Design Framework and previous City Council direction to the Developer.
Attachments
- Site Location Map
- Site Plan
- Landscape Plan
- Floor Plan
- Architectural Elevations
- Front (Private Street) Elevation
- Rear (Public Street) Elevation
- Preliminary Plat
- Turning Exhibit
- Grading Plan
- Resolution Granting Preliminary Plat Approval
- Staff Review File
Form Review
| Inbox | Reviewed By | Date |
|---|---|---|
| Chris Anderson | Chris Anderson | 01/25/2013 12:13 PM |
| Brian Hagen | Tim Gladhill | 01/25/2013 01:18 PM |
- Form Started By:
- Tim Gladhill
- Started On:
- 01/08/2013 10:40 AM
- Final Approval Date:
- 01/25/2013