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4.O BACKGROUND � 4.1 The property, located in Planning District 6, has a Comprehensive Plan designation of � Susiness (S) and a zoning classification of General Susiness (S-3) District. � 4.2 A MINOx susDivisloN application has been submitted in lieu of the preliminary plat/final � plat process for a couple of reasons. � a. First, the subject parcels are not currently part of a plat; since the parcels are instead � defined in "metes and bounds" like much of the nearby area, the proposed � coNSOLiDAT1oN and xECOMSiNAT1oN of the parcels will not compromise the aesthetic � simplicity of platted lots. � 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 _ coNSOLiDAT1oN and xECOMSiNAT1oN 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. _ 5.0 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 1104.045 (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 � coNSOLiDAT1oN and xECOMSiNAT1oN, Planning Division staff believes that the higher- � lever review process requiring City Council approval is most appropriate. � 5.2 The proposed coNSOLiDAT1oN would essentially combine the 5 northern parcels into a � single property, and the proposed xECOMSiNAT1oN 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 F for the time being. F 5.3 Ramsey County requires 49.5 feet of right-of-way for Rice Street and 43 feet of right-of- F way for County Road C. Existing easements already provide some of the necessary Rice F Street right-of-way, but additional easements are needed to secure the remaining right-of- F way along Rice Street and along County Road C; the areas requiring new easements are F 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