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Review File: COR TWO <br />Preliminary Plat and Final Plat Review <br />July 27, 2012 <br />Page 4 of 5 <br />All civil engineering review comments are included in the site plan review for Wiser Choice Liquor. Any <br />approval for COR TWO is contingent upon the Staff Review File for said site plan review application. <br />Comments from said review file are hereby incorporated by reference and available upon request. <br />DEVELOPMENT FEES <br />Development Fees for all three (3) proposed lots are included on Exhibit A, attached hereto. As this is a <br />commercial development, development fees are calculated on a per -acre basis, based on increase in net - <br />developable area. Net - developable area is defined as the total size of the lot, subtracting any areas that are <br />not able to be developed (such as wetlands, right -of -ways, and any areas under the 100 -year flood <br />elevation). <br />As a portion of the Property is proposed to be vacated right -of -way for existing Sunwood Drive, it may be <br />appropriate to not include this area in the calculation for development fees. The City does not ordinarily <br />retroactively collect per acre development fees to existing properties when vacating right -of -way. Per City <br />Code and previous approvals, areas of shared access and shared parking are not excluded from <br />development fee calculations. However, the shared access that is an extension of an existing access to <br />Northstar Marketplace is related to the Sunwood Drive re- alignment, a City Improvement Project. As part <br />of that project, the City is working to maintain this access point. Staff will need to review if this has any <br />impacts on net - buildable area as it relates to development fees. Staff will need policy direction from the <br />City Council in addressing the area of vacated right -of -way as it relates to development fees. <br />Please note that the draft development fee spreadsheet attached will need to be revised based <br />upon these discussions. A final draft of development fees will be available prior to review with <br />the City Council. <br />GENERAL INFORMATION <br />Additional Review. Due to its location, the request has been forwarded to Anoka County Highway <br />Department for review and comment. Comments will be forwarded to you for review when available. <br />Next Steps. The case is scheduled for review by the Planning Commission on Thursday, August 2, 2012 <br />at 7:00 p.m. in the Council Chambers at the Ramsey Municipal Center. The request is tentatively <br />scheduled for review by the City Council on Tuesday, August 28. <br />-end of report- <br />