Review Inland Group Proposed Project

Inland Group (http://inlandconstruction.com/) is a development company based out of Washington.  One of their subsidiaries is Affinity Living Communities (http://affinityforliving.com/).  Affinity specializes in senior, independent living, market rate, multi-unit, apartment projects.  Inland Group (Affinity) is interested in a 175-unit project in The COR, located on 3-5 acres of city-owned land. 


PROCESS
(1) Site Selection, August
(2) Purchase Agreement, September/ October
(3) Entitlement Process, January--April

The first step in this process is to provide Inland Group with direction on site location.  Then, once direction on site location can be provided to the developer, the EDA can begin the standard purchase agreement process.  Site location will have a significant effect on the purchase agreement process (size of site, infrastructure needs, parks, etc.).


CONCEPT MAPS
The last time the City considered a project in The COR (Stone Brook Children's Academy), it appeared a strong desire existed by elected/ appointed officials to develop and review several professional site concepts upfront, as part of the initial site selection process -- rather than having the developer only pitch their desired site.

Attached to this case are five site concepts.  These concepts were developed by the City of Ramsey (not the developer), based on discussions with the developer.  These concepts are VERY preliminary.  The intent of these concepts is to display how this project could generally fit within The COR, from a high-level only.  In other words: from a preliminary perspective, does this project seem to meet our vision for The COR?  Generally, staff believes all of these concepts are worth considering.

The purpose of these concepts is NOT to get into a detailed discussion about exact number of square feet, exact number of floors, exact number of parking stalls, exact building configuration, exactly how the surrounding land uses are shown, or exactly how the building will look.  The purpose is general/ high-level.  Once the City can provide the developer with general direction on a desired site (or two), the developer will come back with a more detailed site concept layout (will be more detailed, and will also better reflect their vision).

For the sake of context, attached to this case are plans for a project this developer is currently constructing in Eagan.  This is a good base example of what they are looking at for Ramsey.  With that said, adjustments will need to be made to meet Ramsey zoning, vision, and demographics.

 

Preliminary Specifications

• Inland Group (http://inlandconstruction.com/) is a development company based out of Washington. 
• One of their subsidiaries is Affinity Living Communities (http://affinityforliving.com/). 
• Senior, independent, 55+ (not assisted living)
• Estimated 175 units (may be adjusted)
• Market rate, high amenity (not low income)
• Anticipate a 4-5 story building
• Anticipate 1^st floor structured parking (100%)
• Want roughly 1.5 parking stalls per unit (may be adjusted)
• Not willing to use a shared parking ramp (non-starter item)
• Opposed to any commercial/ retail (but, open to discuss if required by City)
• Desire a spring 2018 construction
• Need 3-5 acres
• No assistance requested at this time (however, this project will likely trigger construction of public infrastructure, and staff expects a request to come at some point).
• The developer needs direction on site location before they can proceed with a project.

Developer's Comments
The developer has completed a preliminary review of the attached concepts.  Below are their high-level comments.

NA

PLANNING COMMISSION
The PC reviewed this case on 08/03.  Attached are draft PC minutes (changes may occur).  Generally, the Planning Commission was supportive of the project and supports the city moving forward with purchase agreement negotiations.  The Planning Commission had reservations about Concept Layout D, as it spilled into the COR-2 Zoning District.  The Planning Commission preferred concepts that were 100% located in the COR-1 Zoning District.  The Planning Commission made mention of a desire for retail space, especially if the building was located directly adjacent to Sunwood Drive.  The Planning Commission is very interested in seeing the 1st floor structured parking actually occur.  It appeared the Planning Commission liked Concepts B and C the most. 

EDA
The EDA reviewed this case on 08/10.  Attached are draft EDA minutes (changes may occur).  Generally, the EDA is supportive of this project and supports the city moving forward with purchase agreement negotiations.  The EDA appears to like Concept Layout C the most, from a preliminary perspective.  The EDA believes this layout still preserves two important goals for The COR--retail/ restaurant locations in the heart of The COR, that could be connected to the proposed park, and this concept preserves the opportunity to discuss a woonroof (pedestrian road/ plaza road).  The EDA questioned what financial assistance the developer may request from the City (at this point, the developer is not requesting any assistance).  The EDA also questioned the developers financing model (at this point, the developer believes the project will be privately financed, will include 10-20% equity from Inland Group, and will be owned/ operated by Inland Group).  Lastly, the EDA requested the developer share their market study results, with the city, when they are ready (the developer generally agreed).

STAFF NOTES
It appears this project would best fit the City's COR-1 Zoning District.  Four of the five attached concept site layouts are located within the COR-1 Zoning District, 100%.  One concept, Concept Layout D, is located partially in The COR-1 zoning district (east side) and partially in the COR-2 zoning district (about 50:50).  Attached is The COR Zoning District map.

Based on staff's observations of input from all parties, it appears Concept Layout C may be the preferred site.  It is the developers #1 choice, the EDA's #1 choice, and was one of the preferred sites for the Planning Commission (Planning Commission didn't rank a #1 site).

Inland Group was brought to the city by CBRE.  CBRE is representing the buyer.  Staff intends to write the PA accordingly.

Lastly, staff would like to provide early notice, that this project will likely require the construction of new public infrastructure (multiple roadways).  In order for the city to process this project in an efficient manner, staff will be recommending the city complete concept layouts and feasibility reports for newly required public infrastructure, in the near future (next 2-3 months).  This information will provide the city with data for negotiating a cost share agreement with the developer, identify timing of construction for said improvements, and identify a funding source for the city's share.
 

General Direction:

1. Is Council generally interested in this project/ does this project generally meet our vision for The COR?
2. Site location.  RE the attached concept site layouts--are there any the Council prefers or would like excluded?
3. Are there any major concerns/ red flags the Council may have with this proposed project?  Is any additional information needed?