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�? 4.0 �.t 4.1 �� 2� 4.2 21 -� BACKGROUND � The property, located in Planning District 6, has a Comprehensive Plan designation of Business (B) and a zoning classification of General Business (B-3) District. A 1vt�NOR suBDlv�s�oN application has been submitted in lieu of the preliminary plat/final plat process for a couple of reasons. z2 a. First, the subject parcels are not currently part of a plat; since the parcels are instead 23 defined in "metes and bounds" like much of the nearby area, the proposed 24 CONSOLIDATION and RECOMBINATION of the parcels will not compromise the aesthetic 2�'� simplicity of platted lots. �� G> ; 2�? 24., 3� :� � 32 ::4�3 :� 5.0 3� .SE; i� :3�s �y, �.; 41 � �> �:� �:a� �.,s .;r �7 �� �;� �� b. More significantly, the current application does not create any new lots, so it does not trigger the requirement in § 1102.01 (Plat Procedure) of the City Code for platting property. Since filing a plat would add unnecessary time and expense to the process of reconfiguring the boundaries of the subject property, § 1104.04 establishes the CONSOLIDATION and RECOMBINATION processes as suitable alternatives as long as the proposal will not adversely affect the "basic physical structure of the future community" which, according to § 1101.O1A (Purpose for Subdivision Regulations) of the City Code, is the purpose of subdivision review and approval. REVIEW OF PROPOSED MINOR SUBDIVISION 5.1 City Code § 1104.04C (Consolidation) allows the owner of multiple, contiguous parcels to combine them into a single parcel with the administrative approval of the Community Development Director and City Manager. Section 1104.04B (Recombination) allows the transfer of property from one parcel to an abutting parcel upon the approval of the City Council; no public hearing is required because the proposal does not cause any nonconforming condition on the properties involved. Since this application involves both CONSOLIDATION and RECOMBINATION, Planning Division staff believes that the higher- lever review process requiring City Council approval is most appropriate. 5.2 The proposed coNSOLtDAT�oN would essentially combine the 5 northern parcels into a single property, and the proposed RECO�vtB�NATroN would shift the parcel boundary shared by the new, larger parcel and the southern-most subject parcel about 30 feet to the north; the proposed adjustments to the parcel boundaries are illustrated in Attachment C. A new Walgreens store would then be constructed in place of the existing Walgreens and Hardware Hank stores on the larger, northern parcel, and the existing single-family dwelling would be removed from the smaller, southern parcel, which is to stand vacant for the time being. 5.3 Ramsey County requires 49.5 feet of right-of-way for Rice Street and 43 feet of right-of- way for County Road C. Existing easements already provide some of the necessary Rice Street right-of-way, but additional easements are needed to secure the remaining right-of- way along Rice Street and along County Road C; the areas requiring new easements are shaded in green in Attachment C. Public Works staff recommends requiring the dedication of the necessary easements as a condition of approval. PF09-023 RCA 082409.doc Page 2 of 3