2m. Establish 1996 Park and Trail Fees.I MEMORANDUM
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CITY OF �=
CHANHASSEN
690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 -5739
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TO: Don Ashworth, City Manager
FROM: Todd Hoffman, Park & Recreation Director
DATE: January 3, 1996
SUBJ: Establishment of Park and Trail Dedication Fees
City Code Section 18 -79 specifies teat park and t it ,fe(
council. Park and trail fees are based upon the premise
need for parks, open space, and trail systems is respon
services. The city standard for the provision o park/o'1
�; W
parkland for every 75 persons. Therefore, the'construct
average of three occupants per home, creates a need for
AsS on by Ciry Administratta7
�2ta Sue; iriLbL! t� itsunii;
;s shall be established annually by the city
that the development which is creating a
ble for the initial provision of these
In space is one acre of active use
ion of 25 single farr_ily homes, with an
one acre of parkland.
Upon receiving an application for development of 25 home
requiring dedication of one acre of suitable park/open space;
contribution, or requiring any combination of both. If a cast
the best interests of the city, it js the city's policy to collect t
building permit application and one - third at the time of final
per home.
s, the city has the option of
requiring an equivalent cash
ntribution is determined to be in
- thirds of this fee at the time of
,Lt approval. In order to receive
;must be established allowing the
er acre for residential property
costs in Chanhassen. Therefore, to receive n equivalent
Aeuelopment must generate $27,500 "1 ii park fees or $.1,100
This is one case study of the premise on which 'ity's park and trail dedication fees are
founded. Fees for multi - family /apartment umtRie established following the same criteria. A
reduction in the average number of occupants per dwelling in multi - family /apartment units
results in fees that are proportionately lower. Fees for industrial property are based on 10% of
raw land values. The current industrial park fee of $45,000 per acre was based on raw land
values for industrial property of $45,000 per acre. The median price for raw industrial land has
Mr. Don Ashworth
January 3, 1996
Page 2
remained relatively flat since 1994/95. Commercial rates have traditionally been established at a
rate equal to the industrial fee, although commercial property sells for much more per acre.
Trail fees are assessed at one -third the park rate which would total $367 per home at the
proposed 1996 rates. At costs ranging from $100,000 to $300,000 per mile, 270 to 817 single
family homes need to be built to pay for one mile of trail at the proposed 1996 trail fee rates
(approximately 200 single family building permits and 250 multi- family permits were issued in
1995). Over 25 miles of trailways remain to be completed within the City of Chanhassen. - - -
These findings bring me to the recommendation of establishing the 1996 park and trail fees at:
Single Family/Duplex Units $1100 /unit
Residential Sin g
Multi - Family /Apartment Units $ 900 /unit
Commercial/Industrial Property $4,500 /acre
Trail Dedication Fees One -third the cost of park dedication fees
These fees are commensurate with current land values, are based on the intent of the city's
ordinance, and are comparable to the fees being charged by other metropolitan communities.
ATTACHMENTS
1. Chanhassen City Code
2. Draft resolution I
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SUBDIVISIONS § 18 -78
(1) All subdivision boundary corners, block and lot corners, road intersection corners and
points of tangency and curvature shall be marked with durable iron or steel monu-
ments meeting the minimum requirements of state law. The city may, when a
subdivision is essentially complete, require a development to have the plat restaked
to replace the original monuments destroyed or obliterated during the construction
process.
(2) As a rule, the surface water discharge rate from the subdivision is to be retained at
the predevelopment rate for a one - hundred -year, twenty - four -hour storm event through
the use of surface water detention/retention facilities or other appropriate means as
approved by the city engineer.
(3) Every street shall have an adequate sub -base and shall be improved-with a bitumi-
nous or concrete surface in accordance with the design standards specified by the city
for urban or rural sections. Except in areas where lot widths exceed one hundred
(100) feet or topography or tree cover dictates otherwise, grading shall provide for
easy installation of sidewalks.
(4) Concrete curb and gutter shall be required for all urban street sections.
(5) Sidewalks may be required.
(6) Where a public water supply is available within a reasonable distance of the proposed
subdivision, the subdivider shall be required to provide a connection to the public
system. Service connections shall be stubbed into the property line and all necessary
fire hydrants shall be provided. Extensions of the public water supply systems shall
be designed to provide public water service to each lot and shall be in accordance with
applicable city requirements.
(7) Street lighting of a type approved by the city shall be required at intersections and
other locations.
(8) If available, public sanitary sewer main and service connections shall be approved by
the city engineer and installed to serve all lots in the subdivision. In unsewered
areas, facilities for sewage disposal, which meet applicable city ordinance require-
ments for individual sewage disposal systems must be provided.
(9) A system that will adequately accommodate the surface water runoff within the
subdivision, as required by this chapter, shall be provided.
(10) Street signs of standard design approved by the city shall be installed at each street
intersection. Regulatory signs shall be installed as required.
(11) Where any proposed plat adjoins a natural lake, pond, river or stream, including
streams which flow only intermittently, the city may require that a strip of land
running along all sides thereof which are contiguous to such lake, pond or stream, be
dedicated to the city for public use, or subject to a perpetual easement in favor of the
city for the purpose of protecting its hydraulic efficiency and natural character and
beauty. There shall also then be granted to the city the right of ingress to and egress
from the dedicated land.
Supp. No. 5
1015
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§ 18 -78
CHANHASSEN CITY CODE
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(12) All utility lines for telephone and electrical service shall be placed underground or
where this is not feasible shall be placed in rear lot line easements when carried on
overhead poles.
(c) Prior to the city signing the final plat and prior to the construction of any improve-
ments, the developer shall provide the city with a letter of credit or cash escrow to insure that
all improvements required by this chapter will be installed and paid for at no city expense.
For improvements to be installed by the developer, the developer is obligated to install and
complete all such improvements at his own expense and under the supervision and inspection
of the city. For improvements which the city agrees to install, the developer shall pay the cost
of such improvements through payment of special assessments. As security to the city for
installation of the improvements or the payment of the special assessments, the developer
shall be required to file a cash escrow or letter of credit in an amount and form acceptable to
the city to cover the cost of all public improvements and special assessments.
(Ord. No. 33 -D, § 9, 2- 25 -85; Ord. No. 33 -E, § 1, 12- 15 -86)
Sec. 18.79. Park land dedication requirements.
(a) As a prerequisite to subdivision approval, subdividers shall dedicate land for parks,
playgrounds, public open spaces and trails and/or shall make a cash contribution to the city's
park fund and trail fund as provided by this section.
(b) Land to be dedicated shall be reasonably suitable for its intended use and shall be at a
location convenient to the people to be served. Factors used in evaluating the adequacy of
proposed park and recreation areas shall include size, shape, topography, geology, hydrology,
tree cover, access and location.
(c) The park and recreation committee shall recommend to the city council the land
dedication and cash contribution requirements for proposed subdivisions.
(d) Changes in density of plats shall be reviewed by the park and recreation committee
for reconsideration of park dedication and cash contribution requirements.
(e) When a proposed park, playground, recreational area, school site or other public
ground has been indicated in the city's official map or comprehensive plan and is located in
whole or in part within a proposed plat, it shall be designated as such on the plat and shall be
dedicated to the appropriate governmental unit. If the subdivider elects not to dedicate an
area in excess of the land required hereunder for such proposed public site, the city may
consider acquiring the site through purchase or condemnation.
(f) Land area conveyed or dedicated to the city shall not be used in calculating density
requirements of the city zoning ordinance and shall be in addition to and not in lieu of open
space requirements for planned unit developments.
(g) Where private open space for park and recreation purposes is provided in a proposed
subdivision, such areas may be used for credit, at the discretion of the city council, against the
requirement of dedication for park and recreation purposes, provided the city council finds it
is in the public interest to do so. .
Supp. No. 5 1016
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SUBDIVISIONS § 18 -79
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(h) The city, upon consideration of the particular type of development, may require larger
or lesser parcels of land to be dedicated if the city determines that present or future residents
would require greater or lesser land for park and playground purposes.
(i) In residential plats one (1) acre of land shall be conveyed to the city as an outlet by
warranty deed for every seventy -five (75) people the platted land could house based upon the
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following population calculations:
Single family detached
- dwelling lots ... ............................... 3.0 persons
Two-family dwelling lots
............. ............................... 6.0 persons
Apartment, townhouses, condominiums and other dwelling units, per bedroom 1.0
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person
0) In plats other than residential plats, either a cash donation equal to ten (10) percent of
the fair market value of the undeveloped property or ten (10) percent of the gross area of land
being platted or a combination thereof, shall be conveyed to the city.
(k) In lieu of a park land donation, the city may require an equivalent cash donation based
upon average undeveloped land value in the city. The cash dedication requirement shall be
established annually by the city council.
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(1) In lieu of a trail donation, trail construction, or trail easement dedication, the city may
require a cash donation for the trail
system. The cash dedication requirement shall be estab-
lished annually by the city council.
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(m) The city may elect to receive a combination of cash, land, and development of the
land for park use. The fair market value of the land the city wants and the value of the
development of the land shall be calculated. That amount shall be subtracted from the cash
contribution required by subsection (k) above. The remainder shall be the cash contribution
requirement.
(n) "Fair market value" shall be determined as of the time of filing the final plat in
accordance the following:
with
(1) The city and the developer may agree as to the fair market value, or
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(2) The fair market value may be based upon a current appraisal submitted to the city by
the subdivider at the subdivider's expense.
(3) If the city disputes such appraisal the city may, at the subdivider's expense, obtain
an appraisal of the property by a qualified real estate appraiser, which appraisal
shall be conclusive evidence of the fair market value of the land.
(o) Planned developments
with mixed land uses shall make cash and/or land contribu-
tions in accordance with this section based upon the percentage of land devoted to the various
uses.
(p) One -third ( 1 49) of the park and trail cash contribution shall be paid contemporaneously
with the city's approval of the subdivision. The balance, calculated as follows, shall be paid at
the time building permits are issued: rate in effect when a building permit is issued minus the
amount previously paid.
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Supp. No. 6 1017
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§ 18 -79 CHANHASSEN CITY CODE
(q) The cash contributions for parks and trails shall be deposited in either the city's park
and recreation development fund or multipurpose pedestrian trail fund and shall be used only
for park acquisition or development and trail acquisition or development.
(r) If a subdivider is unwilling or unable to make a commitment to the city as to the type
of building that will be constructed on lots in the proposed plat, then the land and cash
contribution requirement will be a reasonable amount as determined by the city council. '
(s) Wetlands, ponding areas and drainage ways accepted by the city shall not be consid-
ered in the park land and/or cash contribution to the city. ,
(t) Subdividers of land abutting streets that have been designated in the city's compre-
hensive trail plan for the installation of a trail shall be required to dedicate. the land for the
trail to the city and construct the trail. An appropriate trail fee credit shall be granted.
(Ord. No. 85, § 2, 3- 14 -88; Ord. No. 182, §§ 1, 2, 3 -8 -93; Ord. No. 198, § 1, 2- 14 -94)
Editor's note — Section 2 of Ord. No. 85, adopted Mar. 14, 1988, amended the Code by
adding a new § 18 -78 thereto. Inasmuch as there already existed a § 18 -78, the editor has '
designated the new provisions as § 18 -79.
Cross references —Parks and recreation, Ch. 14; neighborhood park acquisition and
improvement, § 14 -31 et seq.; official maps, § 15 -20 et seq. '
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Supp. No. 6 1018
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CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
DATE: RESOLUTION NO:
MOTION BY: SECONDED BY:
A RESOLUTION ESTABLISHING 1996 PARK AND TRAIL DEDICATION FEES
WHEREAS, the City determines park dedication fees and trail dedication fees based on
land values, density, and a park acreage standard of 1 acre per 75 people.
NOW, THEREFORE, BE IT RESOLVED by the Chanhassen City Council that park and
trail dedication fees collected with building permit fees be established as follows:
Residential Single Family/Duplex Units $1,100 /unit
Multi- Family /Apartment Units $ 900 /unit
Commercial/Industrial Property $4,500.00 /acre
Trail Dedication Fees One -third of the cost of
park dedication fees
Passed and adopted by the Chanhassen City Council this day of January, 1996.
ATTEST:
lion tisnwortn, Ulty Uerxiivianager
YES
Donald J. Chmiel, Mayor
NO ABSENT