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Medtronic Review September 21, 2005 Page 10 Right of Way No internal road system will be needed with this development. There is however excess right of way shown on the preliminary plat that is proposed for vacation: Ardan Avenue, Edgewood Drive and Jackson Drive. These rights of way were originally platted with the Laport Meadows subdivision from the 1940s yet were never improved. According to the City Charter, excess right of way (as well as any excess easement) is vacated by ordinance. Park Dedication Fees Consistent with Chapter 1202, a park dedication fee would be applicable with this subdivision of land. Normally the City will assess a fee of either five or ten percent of the land value less improvements, as determined by Ramsey County. The 2006 County assessed valuation of the land being subdivided is $7,500,000. Assuming a ten percent dedication, the City would expect to receive $750,000. In this case, the amount of the dedication--$865,000--was agreed upon during the contract negotiations based on the purchase price of the land. The dedication fee will be paid at the time of building permit application. Comprehensive Plan Consistency The division of land as proposed by the preliminary plat would be consistent with the Comprehensive Plan, as amended by the City Council and approved by the Metropolitan Council. The Future Land use Map designates this land as “Office” which is the use planned with this subdivision. Rezoning With the general concept plans for the Medtronic Planned Unit Development approved, the City must consider a rezoning of the project area from the existing Light Industrial (I-1) designation to Planned Unit Development (PUD). Typically this is done at the development stage of the PUD process consistent with the final Council approval of the site plans. The City Code requires that the Planning Commission examine potential adverse effects associated with a proposed rezoning by addressing five questions. The questions, along with responses, are as follows: (1) Relationship to Municipal Comprehensive Plan. The rezoning to PUD would be consistent with the Comprehensive Plan in that the City Council recently authorized an amendment to the future land use map from Outdoor Sport Recreation and Passive Open Space to Office. While the current Light Industrial zoning of the site is consistent with the Office designation, the PUD zoning would provide greater flexibility, clustering of buildings, open space preservation and staging of the development along with the added protection of a very specific set of land-use requirements articulated in the PUD document.