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Experience <br />whether the land use is consistent with the comprehensive plan then the <br />zoning map; what is the relationship between the initial design and the <br />characteristics of the site (nature, topography, access, utilities, etc.) and the <br />nearby land use, both existing and planned; whether any exceptions are <br />requested; and whether design improvements are warranted. <br />The review process ideally involves working with the developer before a <br />formal application has been submitted to talk about consistency with the <br />plan and Code, major concerns, and submittal requirements. There are many <br />opportunities for improvement at that point, and later problems may be <br />avoided. Even after a design has been committed to paper and an <br />application submitted, Bill continues to work with the applicant to improve <br />the design from the City's point of view. One objective is to minimize <br />difficulties for the Planning Commission and City Council. <br />If there are unresolved differences of opinion or if the application conflicts <br />with the letter of the Code, the review memos presented by Bill to the <br />Planning Commission and, subsequently to the Council, aim to recommend <br />approval with conditions. Such conditions, if adopted, are incorporated into <br />the development agreement. <br />By the time an application reaches the Planning Commission or City <br />Council, a recommendation of outright denial is not unheard of but is viewed <br />as the last alternative. Bill has not been afraid to recommend denial when he <br />feels it is in the best interest of the community. A recent example was an <br />application in Vadnais Heights for a variance to the height of a billboard. <br />(A copy of that review memo has been included in Section 10.) <br />Representatives of the City of Ramsey are encouraged to speak with the <br />Vadnais Heights City Administrator, Gerry Urban, for his assessment of <br />Bill's judgment in these matters and Bill's ability to work among the <br />applicant, City staff and the City Planning Commission or Council. Bill has <br />worked with Mr. Urban for 15 years. During that time, Vadnais Heights <br />added 3,700 housing units, 8,000 residents, 7,000 jobs and 332 acres of <br />commercial or industrial growth. <br />3-2 Proposal to Provide City of Ramsey Planning Services <br />