8B, Planning Case 12-009 - 1201 County Road E Reuse Proposal

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The third area of concern is regarding the controlled access and security personnel for the building. The Deputy remains concerned over the details of this plan. Park Dedication Park use dedications for recreation or conservation purposes would be required as part of an approval of this application, and are determined by the City Council. According to the City's subdivision ordinance the property is subject to a park dedication requirement because of the platting of the parcel. Based on the Code, park dedication can be in the form of a percentage of land dedicated to the City, or as cash in lieu of a dedication. In the event of a cash dedication, the amount could be up to ten percent of the fair market value of the property. According to the Ramsey County Assessor, the property has an assessed value of $2.67 million. Based on the current assessed value of the property the park dedication could be up to $267,000. This equates to $2,225 per unit. By comparison, Pulte paid $3,513 per unit, and the average per unit park dedication amount for all residential development over the past five years in Arden Hills has been $4,932. A survey of three other area communities regarding per unit park dedication fees indicated that the average per unit fee is between $3,500 and $5,500 for multi-family housing. According to State Statute, cash payments made to cities in lieu of park dedication can only be used towards the construction of new recreation facilities and cannot be used to maintain existing facilities. Findings of Fact The Planning Commission offers the following findings for consideration: 1. The application lacks a comprehensive master land use plan. 2. The application lacks a detailed phasing and construction plan with timing for phasing implementation. 3. The traffic and paxking cannot be fully analyzed because a comprehensive land use plan has not been submitted. 4. Lot 2 is a non conforming lot, which does not have approved access to County Road E or Lexington Avenue based on the submitted concept plan. 5. The application lacks a detailed lighting plan. 6. The application lacks a detailed security plan. 7. The application has too many variables that remain undefined. City ofArden Hills City Council Meeting for May 14, 2012 P: IPlanninglPlanning Cases12012112-009 -1201 County Road E- PUD and Plat (PC Denied) IDS-14-12 - Holiday Inn - Memo.docx Page 5 of 7