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8.13 Because this is a subdivision creating two new lots, the City's park dedication (cash-in- lieu ofland dedication) will be required for this development in the amount of 5% the current pre-development market value. The City Staff has estimated a market value for the existing property of $460,000 and a 5% fee of $23,000. The park dedication requirement will be forwarded to the Park and Recreation Commission for review and a recommendation, which will come to the City Council as part of the final approval package. 9.0 DETAILED STAFF RECOMMENDATION: 9.1 The Staff believes this project is consistent with the Tower Place Master Plan and is consistent with the Comprehensive Plan and the Zoning Code using a PUD process and recommends the following action: 9.2 Approval the preliminary plat for Abra Auto body & Glass and Gem Investments, creating two lots with necessary utility, shared access, and drainage easements and the necessary park (fee) and frontage road right-of-way dedication as required by the City Engineer, the Parks Commission, and Ramsey County. 9.3 Approval ofthe first reading of an ordinance rezoning the property at 1910 County Road C from I-I, Light Industrial District to Planned Unit Development with an underlying zoning of I-I, Light Industrial District. 9.4 Approval of the General Concept PUD Plan for a mixed-use planned unit development consisting of an 18,000 square foot automobile repair facility and a 7,200 square foot office warehouse facility, subject to the conditions listed in Section 8 of this project report, dated March 31, 2003. 10.0 PLANNING COMMISSION ACTION: 10.1 On March 5, 2003, the Roseville Planning Commission held the public hearing regarding the Gem Investment/ Abra proposal. No citizens addressed the Commission; however, the Conm1ission did have questions regarding the project for staff and the applicants. 10.2 Specifically, the Commissioned expressed concem regarding the City Planner's comments pertaining to large amounts of surface parking and whether the proposed Concept should be continued until the issue was resolved. The City Planner indicated that typically the concept plan receives some small modifications of the redevelopment before the project received final approval. Staff wants to better understand the need for the large surface parking areas, as well as whether there are options to reduce the amount of hard surface on the Abra site. 10.3 Mr. Ron Fiscus, (PlanScape) consultant for the redevelopment project addressed the Commission regarding the parking concem, indicating that Abra has experienced a need for numerous vehicles all at one time (peak) and attempts to keep peak vehicle parking in the lot, not on a street. He indicated that Roseville' s parking requirements are rather low PF3448 - RCA Concept Plan - 033103 Page 7 of 8