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<br />Although the soil correction and adjacency to Hamline Avenue almost certainly <br />have a negative impact on the property value, the land values of nearby properties <br />range from around $100,000 to $150,000. Surrounding land values would <br />indicate that the Ramsey County value may not be accurately representing the true <br />market value of the property. <br /> <br />In order to obtain a more accurate land value, the City Council can order an <br />appraisal of the property. The applicant would be responsible for the cost of the <br />appraisal. Alternatively, the applicant could submit an official appraisal. Staff <br />would recommend that an appraisal be prepared for this property to help <br />determine a fair and equitable park dedication fee. <br /> <br />F. Development Agreement (1140.04 Subd 2) <br /> <br />Although there are no public improvements associated with this property, a <br />development agreement will be prepared to address future grading, erosion <br />control, wetland protection, the park dedication fee, and any other long-term <br />conditions. The agreement will be subject to City Council approval and reviewed <br />during the fmal plat stage of the process. <br /> <br />3. Rice Creek Watershed District. <br /> <br />The Rice Creek Watershed District (RCWD) is charged with reviewing and approving <br />the drainage plan. The plat proposal has been submitted to the RCWD and is currently in <br />review. Since the City's and RCWD's review period overlap, it is not uncommon for <br />applications to obtain RCWD after the City review process. An approved permit from <br />RCWD will be required prior to the City executing the final plat. <br /> <br />Based on initial comments from the RCWD review, the applicant has included infiltration <br />basins between Lots 1 and 2 and between Lots 3 and 4. The infiltration basins are located <br />within the drainage easements centered on the shared lot lines. <br /> <br />4. Additional Plan Review <br /> <br />The City Engineer has reviewed the application and her comments do not impact the <br />layout of the subdivision. Her comments have been incorporated into the recommend <br />conditions of approval. <br /> <br />City of Arden Hills <br />Planning Commission Meetingfor Julyll, 2007 <br /> <br /> <br />\1Metro-inet.uslardenhillslPlanninglPlanning Cases\2007\07-015 Christensen Estates Plat (COMPLETE)\071107 - PC Report - Christensen <br />Estates Plat.doc <br /> <br />Page 6 of9 <br />