Agenda - Planning Commission - 01/31/2013 - Special

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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