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Planning Case No. 505-97 Mounds View Business Park East Second Add'n Plat October 15, 1997 • Page 2 Analysis: The discussion at the October 1, 1997 meeting regarding this development focussed primarily on easements to be vacated, easements to be dedicated, the possibility that additional right of way would be needed, the park dedication fee, and the possibility that the project would need to go through the development review process again. On this last point, reviewing the site plan again was thought to be a good idea, but doing so should not be tied to approval of the subdivision request. Easements As was indicated at this meeting, Ordinance No. 554 was adopted by the City Council on February 27, 1995 that vacated the easement areas highlighted on the 81/2 by 11 plat reduction attached to this report. While this ordinance was never recorded with Ramsey County, staff verified that it can still be done at this time to validate the vacation. In return, the City will require that the outermost or exterior 10 feet of the to-be-created parcel be dedicated to the City as a permanent drainage and utility easement. Additional right of wary From discussions with Jim Hess, the City's Engineering Technician, it was possible that additional right of way could have been needed along Program Avenue to allow for an 80-foot continuous right of way where there is currently only 60 feet. Staff brought this to the attention of the Director of Public Works, who indicated that the right of way as dedicated • currently would be sufficient. Park dedication fee According to Section 1204.02 of the City Code, all subdividers of land (and resubdividers) are required to dedicate to the City for public purposes a portion of land, or, at the City's sole discretion, an equivalent amount in cash based upon the fair market value of the undeveloped land. It has been and continues to be the City policy of requiring a cash dedication in lieu of land. For commercial and industrial lands, the appropriate figure is ten percent. Because this proposal replats land for which park dedication fees have already been paid, Subd. 6 of Section 1204.02 relating to dedications for re-subdivision applies. Staff calculates that the appropriate park dedication fee for this re-subdivision is $56,771, which amounts to ten percent of the land's fair market value less prior park dedication payments made for these properties. The applicant has indicated a willingness to pay this amount. Reapproval of the Development Review The original development review, along with the rezoning and major subdivision, was approved by the Council October 24, 1994. There is no documentation in the file, staff reports, or minutes which give any detailed analysis of the site plan and its compliance with the applicable City Codes. Staff has reviewed plans for the Building N development submitted by the applicant on October 7, 1997. It appears that, with the exception of the number of parking spaces provided and the setback of the parking lot, the development meets the code requirements using the criteria found in the I-1 zoning district. However, because these parcels are zoned PUD, the code requirements can be deviated from, as stated in Section 1120.01, • Subd. 10: "To allow variation from the provisions of[the Zoning Code]including setbacks, height, lot area, width and depth,yards, etc." In staff's review, it was found that the parking lot,