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Mounds View Planning Commission July 5, 2000 Regular Meeting Page 6 parking lot, and the existing volume of the pond. It would also take on much of the storm water that is running through the existing storm sewer on Edgewood Drive, which currently flows untreated under Highway 10. The intent is to take stormwater off Edgewood Drive and get it filtered and cleansed before sending it back into the system. The pond would be sized to utilize the uplands that are available, not 100% of the volume. He stated he thinks this is a great benefit to the City, that they can look at ponding from a more regional perspective, rather than on a single development scenario. It should reduce the possibility of downstream flooding and will be a water quality benefit for the City as well. Planner Ericson advised the preliminary plat in the staff report indicated the plat would be named Mounds View City Hall Addition. There are no changes to the plat, and copies will be made available at the next meeting. The easement area for the sign was discussed concerning rights to the sign easement area where the Bel Rae ballroom sign was. When the City purchased the Bel Rae ballroom and constructed the Community Center they also took over ownership of that easement area. He explained it is likely the City would vacate that easement area and if there is a need to create another area for signage purposes they could address that issue on its own at some point in the future, rather than trying to retain some portion of the existing easement area to meet the needs of the second developable lot. A vacation of the original Edgewood Drive right of way would also be required and is shown on the plat as being vacated. The wetland area would be covered by an easement, something that Rice Creek Watershed District would require, and given that it would become the City’s property he does not think there would be an issue with dedicating an easement. If the City is the deed holder, an easement may not even be required. Planner Ericson reported the Rice Creek Watershed District has reviewed the plans and because of the improvement to the water quality and additional ponding and storm water capacity they are very excited about this plan. They have indicated that as soon as the final specifications are forwarded to them it should be approved. Planner Ericson advised the developer is proposing 146 parking spaces. The City Code requires a little more than that, however, there is a benefit of having both uses side by side. There would be a cross access in parking easement granted so that in times of peak use patrons from either parcel could use the other’s parking. Staff felt that would compensate for the deficiency in parking. One of the intents of the Planned Unit Development process is that they look at these issues and determine if there are creative ways to address specific requirements, such as parking and setbacks in ways that are not normally handled by the zoning code. The Planned Unit Development process allows the City to deal with them in a more creative and beneficial way that would allow for development to occur in an area where it might otherwise not occur. Planner Ericson indicated that staff had contracted with a commercial appraiser to appraise both the City’s remnant parcel and also on the eight acres that would be transferred to the City. He noted that Staff had handed out a copy of the summary page which shows the valuations on the land. The appraisal indicates that the City’s parcel has a $166,000 value while the eight acres of Midland Videen property is valued at $161,000. It is very similar in terms of value, which is presuming that it could be developed as a stand-alone parcel. If the two parcels were joined together and appraised, the value of the two parcels combined would be more than their parts.