6.0. & 8.0. PRSR 04-07-1993 It"( TO: PARK & RECREATION COMMISSION
lkRiver FROM: PAT KLAERS, CITY ADMINISTRATOR
DATE: APRIL 1, 1993
SUBJECT: PARK DEDICATION FEES ( ITEM 6) ' `D
STAFF UPDATES
6 . CONSIDER CHANGES TO PARK DEDICATION FEE STRUCTURE
An issue has recently surfaced regarding Park Dedication
Fees when a property owner is requested to provide some
land and some cash. Typically in the past the City has
accepted all land or all cash. As more plats develop, and
as the City implements its Master Park Plan, we will see
cases where the City requests part land and part cash from
a developer. The issue on this topic is how to determine
the credit a developer receives in its cash contribution
when some land is also provided to the City.
A simple mathematical approach may resolve this issue.
For example, it has been determined that 10% land
dedication of a plat is reasonable and this is the
• guideline in our City ordinance. If a plat of 40 acres
has a reasonable park dedication requirement of 4 acres
( 10%) , but the City only desires 2 acres (50% of the
maximum land requirement) ; then it seems logical that the
$400 per lot cash contribution requirement should be
reduced by 50% or to $200 per lot. This approach
eliminates a lot of the judgement calls associated with
trying to determine the fair market value of the land
being dedicated to the City and then deducting this amount
from the maximum cash contribution. A more detailed memo
on this topic is provided by the Building and Zoning
Administrator.
The City Council desires Park and Recreation Commission
input on this topic. The only case where this has
recently happened is the Heritage Landing plat and trail
land dedication. However, we may see this with the
Moldenhauer plat or other development proposals in the
near future. The City Council indicated that dealing with
the Heritage Landing plat was a unique situation and it
was not a precedent setting situation. The Council is
looking for input from the Commission in the formation of
a policy.
411 8. STAFF UPDATES
a. Regarding the 4/12/93 joint meeting with the City Council,
it should be noted that one of the agenda items deals with
720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420
• the "hole in the ground" . This site is actually in the
ownership of the EDA. As the joint meeting with the City
Council is scheduled after the EDA meeting, it is
appropriate that the Park and Recreation Commission come
to the EDA meeting to discuss the EDA site rather than
having this topic on the joint City Council/Park &
Recreation Commission agenda. The EDA is composed of the
City Council and two citizen members. The two citizen
members are Pat Dwyer and Jeff Gongoll . The Park &
Recreation Commission is now scheduled on the EDA agenda
at the end of the meeting (approximately 8 p.m. ) to
discuss the EDA site. Following the adjournment of the
EDA meeting, the City Council and the Commission can get
together to discuss Park & Recreation items .
b. At the last Commission meeting a recommendation was made
to locate the water treatment building in Orono Park as
near to the future water tower as possible. The other
option discussed was more in the center of the park near
the intersection of Gary Street and Orono Road. Since the
March 3 Commission meeting, a more preferred location from
a cost and engineering point of view has been discussed.
This location is right near the new well directly south of
• the apartments and garages . This location seems
consistent with the objectives of the Commission in terms
of keeping the building near the perimeter of the park and
near the apartment complex. This location has been
accepted by the City Council and the Utilities Commission.
Associated with the new building and well is the issue of
dealing with "backwater" . Backwater is water used in
flushing the water system. A memo from the City Engineer
explaining this issue will be distributed at the
Commission meeting. There are two options currently being
discussed regarding this backwater. One option is to
construct a small basement in the base of the water
treatment building and have a holding tank in this
basement for this backwater. The second option is to
construct a 100 ' x 100 ' holding pond that is 6 ' deep and
which would be surrounded by a fence. This option is
cheaper, but definitely restricts park and recreation
plans and activities for this vicinity. I recommend that
the Commission provide the City Council with a strong
recommendation against this alternative and that the
Utilities construct a holding tank in its facility.
c. Attached for your review is the draft ISTEA Grant proposal
from Phil Hals. This Grant proposal discusses
• improvements to the railroad trail from the Community
Education site to County Road 33 . The proposal calls for
bituminous and crushed rock trails side by side. Staff is
still evaluating the 20% match requirement. The Grant
• application shows a larger match based on using City
manpower and equipment. This larger match should increase
our odds of receiving approval. However, if the ISTEA 20%
match requirement must be in cash, then our match
requirement will be adjusted. More information on the
City match requirement should be available by the 4/12
joint meeting. The application must be received in St.
Paul on or before 4/15/93.
•
•
DRAFr
Project Description
• The City of Elk River owns an abandon north/south railway
corridor in the central park of the City, and wishes to develop
it into a pedestrian/bicycle trail that would connect two
Junior High School campuses, an elementary school, an athletic
complex, a City park, and several residential areas .
On February 18, 1993, the City received a $50,000 grant award
from the Department of Trade and Economic Development to
develop an entrance road, parking area, and hard surfaced
hiking/biking trails within the park that borders the abandon
railroad trail.
The connection of these two recreation areas will multiply the
usage of each by providing a route to the park and a
destination for the railroad trail .
Qualifying Criteria
1. Projects which are eligible for enhancements funds as
defined in 1991 Intermodal Surface Transportation
Efficiency Act.
Minnesota Group Number 3 :
. Preservation of an abandon railway corridor and
conversion and use these for pedestrian and bicycle
trails .
2 . Projects with an assured local match of at least 20
percent of the estimated total costs of the proposed
project.
The proposed development of the railway corridor into
a pedestrian/bicycle pathway includes 17,000 lineal
feet of a 12 foot wide bituminous paved biking trail
and 14,000 lineal feet of a paralleling trail, also
12 feet wide, made of Class 2 crushed rock, for use
by hikers and horseback riders in the summer and
cross-country skiers in the winter.
The total development costs include:
Cleaning and grubbing of trees and brush $ 2,500
Rough Grading 10,000
Fine Grading $ .25/Square Yard 5,675
Class Five Gravel Base 4" thick 5,000
ton @ $6 .00/ton 30,000
Bituminous Paving 2" Thick 2,500 ton
@ $27 .50/ton 68,750
Class Two Crushed Rock 4" Thick 4, 100
•
ton @ $14 .00/ton 57,400
Total Cost $174,325
• Of this total cost, the City of Elk River would
contribute labor, equipment and money in the
following amounts :
Cleaning and grubbing $ 2,500
Fine Grading 5,675
Install Class 5 20,000
Install Bituminous 15,000
Install Class-2 16,400
Total $ 59,575
The City requests a grant of $114,750 or 66 percent of the
project cost, and agrees to furnish 34% of the project
cost by doing a major portion of the construction with
City labor and equipment. The railway corridor is
currently owned by the City and the City staff is certain
that the trail construction could be completed by the fall
of 1994 .
3 . Projects for which the proposer assures it will operate
and maintain the property and facility for the useful life
of the improvement.
• Maintenance for this trail system include costs for
sweeping, trail side mowing, herbicides, sign repairs, and
an asphalt sealcoat every seven years. The inclusion of
the sealcoat costs on an annual basis would amount to an
annual expense of $4,500 . The 1993 park budget is $74,300
so this increase would amount to about six percent.
The City of Elk River has experienced a five percent per
year populations growth and a five percent per year
increase in the park budget. The City's commitment to
parks is evident in the maintenance of our present park
system.
4 . Project submitted by cities over 5,000 population.
The City of Elk River has a population of 11,000 and has
worked with MnDOT division of state aid on many projects .
5 . Projects with an estimated cost of at least $50,000. The
proposed improvement of a railway corridor to a
pedestrian/bike pathway would cost an estimated $174,325
with the City providing $59,575 so the requested grant
amount would be $114,750.
6 . Projects with a demonstrated relationship to
transportation.
• In 1991, the City of Elk River completed a Master Park
Plan that envisions a community wide trail system that
could link up to neighboring communities in the future.
• The railway corridor provides the western side of the
primary trail loop as well as the future connection to our
neighbors to the north.
The proposed trail improvement will serve as the
cornerstone of the community trail system and would allow
for an interesting form of recreation while the remainder
of the trail system develops .
7 . Projects which are normally part of the mitigation of a
transportation project are not eligible.
The proposed trail development would be a stand alone
project, that is it while it connects to other park areas,
it is not mitigating any other project. There will be
very limited environmental impact because the proposed
grading will not alter any drainage patterns and due to
the relatively level terrain, erosion will be easily
controlled.
Construction will be controlled and every effort made to
preserve the stands of native prairie grasses that now
exist along the railway corridor.
•
•
•
PRIORITY CRITERIA
1 . The degree to which the proposed project fulfills the
intent of ISTEA.
The development of a pedestrian and biking trail will
provide a very interesting recreation facility while
preserving the abandoned railway corridor. The purchase
of the railway right-of-way by the City of Elk River
showed a great amount of foresight. As plans move forward
to develop a pedestrian and biking trail, there is an ever
increasing local interest in this type of recreation as
well as concern for preserving this historic
transportation route.
2 . Projects with components which have already been funded or
implemented from other sources .
The City has purchased the property and has funded the
planning and engineering costs to develop a trail on the
railroad right-of-way. This project would not be a
completing link, but a first step in a City wide
pedestrian and biking trail system.
• 3 . Projects which qualify in two or more categories.
The proposed project falls under category numbers 1,
"Provision of Facilities for Pedestrians and Bicycles" ,
and 7 , "Preservation of Abandoned Railway Corridors" . The
Minnesota grouping would be Number 3, "Pedestrian and
Bicycle Facilities and Preservation of Abandoned Railway
Corridors" .
4 . Projects which have already gone through a statewide or
regional project priority setting process .
The City has submitted a grant application to the
Minnesota Department of Trade and Economic Development for
improvements to a hiking/biking trail on the abandoned
railway corridor and an application for park improvements
to Woodland Trails Park which borders the railway trail .
The City was awarded %50,000 in grant monies to be matched
with City equipment, labor, materials, and cash to build
an entrance road, parking lot, bituminous trail, crushed
rock trail, and street lighting.
Securing grant monies for development of the pedestrian
and bicycle trails on the railway corridor will expand the
usage of the park trails by offering another access point
411 as well as creating an interesting side trip for hikers or
bikers using the railway trail. The two projects
compliment each other nicely.
• 5 . Projects which demonstrate more than local impact or
benefit.
Development of the railway corridor as herein proposed is
the first phase of a three phase trail development that
will run from the core City of Elk River to the north City
limits with the possibility of future connections to
Zimmerman and Princeton. The City of Elk River Park and
Recreation Commission is encouraging Sherburne County to
become involved with this railway corridor development
north of the City of Elk River.
6 . Projects which can be completed and open to the public for
the use intended by the end of the calendar year 1994 .
The City of Elk River is prepared to have plans and
specifications available by 8/1/93 and start actual
construction by 9/3/93. Clearing, rough grading, and fine
grading would be completed in 1993, with the actual trail
surfacing to be completed in 1994 .
The City would provide the engineering required and the
Street and Park Department has the necessary equipment and
expertise to do the entire project. By keeping the entire
project "in house", the City will be able to eliminate
• delays in preparing plans and specs, bid letting, and
contractor schedules and keep a construction supervisor on
the project.
The City of Elk River Street/Park Department has completed
at least seven various park developments in the last nine
years, with the largest being Lion's Park; totaling
$246,258 . Lion' s Park was funded by a 50% LAWCON Grant in
1985 and was a very successful project so we feel
confident that we could complete the railroad trail system.
7 . Projects with an assured local match in excess of 20% .
The City of Elk River Street and Park Department has all
of the major equipment required to construct and pave a
pedestrian/bicycle pathway except a dozer, but that is
available to lease with a City operator. The City would
do the survey, plans and specs, the clearing of brush and
small trees, the rough grading with a leased dozer and
City operator, the fine grading with a City grader,
hauling and laying the Class 5 base with City dump trucks
and grader, hauling and laying bituminous paving with City
trucks and paver, and laying Class 2 aggregate surface
with the City paver.
. The total City contribution will be $59,575 in equipment and
labor, or about 34% .
• The Grant monies of $114,750 will be used to purchase the Class
5 base, Class 2 surface material, bituminous paving materials
and the dozer lease.
As City staff, we feel that we have a project that is ready,
accomplishable, competitive, and would like the opportunity to
build it.
•
_. j
/ \�
k3r ITEM 6 .
lk River
TO: PARK AND RECREATION COMMISSION
FROM: STEPHEN ROHLF, BUILDING AND ZONING
ADMINISTRATOR
DATE: MARCH 31, 1993
SUBJECT: PARK DEDICATION FEES
The City Council requested that the Park and Recreation
Commission review the issue of credit against park dedication
fees for land dedicated as park. This issue surfaced during
the review of Heritage Landing where a combination of fees and
land were dedicated.
Staff will use Heritage Landing as an example for the following
discussion of this issue:
1. Raw Land Value
A method for determining raw land value needs to be
• developed for considering park dedication. Staff
recommends the purchase price of the property
included in a plat be used as the raw land value.
The County Assessor will be consulted to verify if
the purchase price is unreasonably high or
unreasonably low.
In the case of Heritage Landing, the developer paid
$3,500.00 per acre plus assumed the pending trunk
assessments on the property, which were $3,771.50.
This made the raw land value for the land included in
the plat of Heritage Landing $7,271 .50 per acre. The
County Assessor did verify this value was reasonable.
2 . Park Dedication Fees
a. Based on a per unit cost: Currently the City
charges $400 . 00 per lot (or unit) for park
dedication fees . Staff recommends the City
continue charging park dedication fees on a per
unit basis .
In the case of Heritage Landing, 76 lots were
charged $400 . 00 per lot, which totals $30,400.
Heritage Landing actually contains 77 lots,
• however, a one lot credit is given for the
existing parcel, which could be built on without
paying park dedication fees .
720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420
• b. Based on raw land value: 10% of the raw land
included in a plat has been deemed reasonable for
park dedication. If land is not dedicated, 10%
of the raw land value could be required.
Heritage Landing contains 35 acres . The raw land
value per acre has been determined to be
$7,271 .50 . 10% of the raw land value for the
plat of Heritage Landing would be $25,450 .25.
This approximately $5,000 less than the $400 . 00
per lot method.
Previously, the City did require 10% of the raw
land value for park dedication. This resulted in
apartments, which have a high demand for park
use, paying lower park dedication fees than
single family homes . Staff definitely does not
recommend going back to this method.
3 . Credit against park dedication fees for land
dedicated:
a. Based on raw land value: The raw land value for
the land included in Heritage Landing was
determined to be $7,271 .50 per acre. Heritage
• Landing dedicated .73 acres of land as park.
Multiplying these two numbers you come up with a
$5,341.78 credit. This is the credit that
Heritage Landing received.
b. Based on percentage: An alternative method for
calculating this credit is to figure out what
percentage the land actually dedicated is of the
maximum possible land dedication. For example:
Heritage Landing contains 35 acres . 10%, or 3 .5
acres is the maximum possible land dedication.
The .73 acres actually dedicated constitutes
20.86% of the maximum possible dedication. Using
this method, Heritage Landing' s cash contribution
to park dedication would be reduced by 20 . 86% for
land dedicated, which is $6341.44 . This is the
method Mr. Klaers explains in his memo and staff
is recommending.
•
/ A.( ITEM i7.
tyoff TO: PARK AND RECREATION COMMISSION
lkRiver FROM: STEPHEN ROHLF, BUILDING AND ZONING
ADMINISTRATOR �r�
DATE: MARCH 30, 1993 •�/?
SUBJECT: PARK DEDICATION FOR THE PLATS OF
MISSISSIPPI OAKS, HILLTOP WOODS
ESTATES, MEADOWVALE HEIGHTS, AND
CHERRYHILL BLUFFS 2ND ADDITION
MISSISSIPPI OAKS
The plat of Mississippi Oaks, by Iry Moldenhauer, consists of
155 lots on 62 acres . This plat is proposed to be accomplished
in 5 phases . All 5 phases are being reviewed for preliminary
plat, however, only the first phase (37 lots) will go through
final plat at this time. It could take as long as 10 years to
accomplish all 5 phases of this plat.
There is a vicinity map attached that shows the general
location of the plat. Also attached is a reduced preliminary
plat showing all 5 phases . Staff will provide the Park and
Recreation Commission with the large scale drawing at your
meeting.
The City' s Comprehensive Park System Plan identifies an area
wide park in this general vicinity, logically Houlton' s
Island. The eastern edge of the Moldenhauer property is in
floodway, which is the start of Houlton's Island. You may wish
to consider this portion of the plat as a start of the area
wide park.
Also identified in the Comprehensive Park Plan is a major trail
loop from Orono Park to this area wide park. A north-south
trail has been provided for in the plat of Heritage Landing.
The Commission may want to consider an east-west connection
from this trail to the area wide park.
HILLTOP WOODS ESTATES
David Gow is proposing to subdivide his 40 acres into 7
parcels . The 6 additional lots created would use 17 acres of
the 40 acre parcel . The one 23 acre lot would be further
subdivided in the future. A map showing the general vicinity
of the plat and a reduced plat drawing are attached.
The City' s Comprehensive Park System Plan shows no trails and
no parks located in the vicinity of this plat. Staff recommends
111 park dedication fees of $400.00 per lot be charged for the 6
additional lots created.
720 Dodge Avenue N.W., Elk River, Minnesota 55330 (612) 441-7420
MEADOWVALE HEIGHTS
Dennis Backes, developer, is proposing a 113 lot subdivision on
the eastern 80 acres of the 121 acres owned by Virginia
Barnier. The plat will be served with City sewer and water and
is proposed to be accomplished in 2 phases. A map showing the
general vicinity of the plat and a reduced plat drawing are
attached.
The City's Comprehensive Park System Plan shows no parks in the
location of this plat, however, there is a proposed east-west
trail identified in this general location. The Park and
Recreation Commission should consider whether this trail should
be on the north or south side of the railroad tracks . If the
trail does go through this plat, staff recommends that it
follows road corridors as much as possible.
CHERRYHILL BLUFFS 2ND ADDITION
This plat is proposed by Richard Foster. It consists of 52
single family lots with City sewer and water on approximately
26 acres . The southern 5 acres is currently owned by the
City. A general vicinity map and reduced plat drawing are
attached.
• No trails or parks are identified in the City's Comprehensive
Park System Plan in this general location. A neighborhood park
in Deerfield 4th Addition is in close proximity to this plat.
Staff recommends this plat is charged a straight $400 . 00 per
lot park dedication fee.
SUMMARY
Staff will further elaborate on park issues concerning these
plats at the Wednesday night meeting. Full size plat drawings
will be presented to the Commission at the meeting for all the
plats .
. . .
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