1997 Planning Commission Packets

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Planning Case No. 505�97 Mounds View �usitiess Park East Second Add'n PIat Octo�er 15, 1997 Page 2 A�aty��sa The discussion aY the October 1, 1997 rneeting regarding this deveIopment focussed primarily on easements to be vacated, easements ta be dedicated, the possibiiity that additional right of way wouid be n�eded, the park dedication fee, ar�d the possibility that the pcoject wouid need to go thrau�h the dev�lopment review process again. On ihis last point, reviewing the site plan aga.ir� was thaught to b� a good idea, but doing so should not be tied to appraval af the subdivision request. Easements �,s was indicated at this meeting, Ordinance 1Vo. 554 r�ras adopted by th� City Council ora February 27, i995 iha� vaca�ed the easement are�s highlighted on the 8'/z by 11 plat reduction attached to this report. Vdhile this ordinance was never recorded with IZa.msey Couniy, staff verified tha� it �an still be done at ihis titne to validate the vacation. In reiurn, ihe Ciiy will require thai the outermost or exterior 10 feet af �he to-be-created parcel be dedicated to the City as a permanent drainage and utility easemenC. Ac�a'itional rr�ht o wcr�v From discussions with Jim I�ess, the City's Engineerin� Technician, it was possible that additional right of way could have been needed alo�g Program Avenu� to allow for an 80-foot continuous right of way where there is currentiy only 60 feet. Sta.ffbrou�ht this to the attention of the Director of Public Works, who indicat�d that the right of way as dedicated ?; currently would be sufficient. Park dedication ee According to Section I204.02 of the City Code, all s�abdividers af tand (and resubdividers) are required to dedicate to the City for public purposes a portion of land, or, ai the City's sole discretion, an equivalent amount in cash based upon the fair market value of ihe undeveloped land. It has been and continues to be the City policy of requirin� a cash dedication in lieu of land. For commercial and industrial lands, the appropriate figure is ten percent. Because this proposa( replats land for which park dedicatipn fees have already been paid, �ubd. 6 of Section 1204.02 relating to dedicatians for re-subdivisian applies. Stafif calculates that the appropriate park dedicaiion fee for this re�subdivision is $56,771, which amounts to ten percent of the land's fair markei v�.tue less prior park dedication payments mad� %e these properties, The applicant has indicated a willingness to pay this amotamt. e roval o the Develo ment Review The original developmen� review, a�ong with the rezoning and major subdivision, was approved by th� Council October 24, 1994. There is no documentaiion in the file, staff reports, or minutes which give any d�tailed analysis of th� site plan and its compliance with the applicable City Codes. Sta�has reviewed plans for the �uilding N deveiopment submi�ted by the applicant on October� 7, 1997. It appears that, wiih ti�e exception of the number of parking spaces provided and the s�tback of the parking lot, the development meets the code requirem�nts using the criteria found ir� the I-I zonin� d�strict. However, because these parcels are zoned PLJD, th� code requirements can be deviated from, as stated in S�ction 1120.0 i, Subd. 10: "To crllow vcrr°iation f orrr the pr�ovrsiorts of [8he �oning Cor1eJ i�rcluding seibcacks, height, lot area, wic�th cancl c%pth, ycards, eic. " In sta.�s revi�vd, it was found that th� parking Iot,