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-4- <br /> LAND OR CASH DEDICATIONS <br /> Table I depicts land dedication formulas for fourteen of the seventeen local <br /> governments. Approximately one-third of the seventeen have a land dedication <br /> formula for residential properties based upon a sliding scale in which a <br /> percentage of the dwelling site is required for parks depending upon the density <br /> of the development area. The other local governments use of a formula which is <br /> a set percentage of the site (7 to 10 percent) to be dedicated, similar to the <br /> Bloomington example. Similarily for commercial/industrial landuses, nearly <br /> three-quarters of the local governments make use of a formula based upon a set <br /> percentage applied to a proposed site with the most common level being 10 %. <br /> Those cities which do not show a land dedication formula, rely instead upon cash <br /> dedications being adequate for the outright purchase of needed park property. In <br /> both Tables I and II the park dedication requirements are shown for both <br /> residential (single and multi-family) and commercial/industrial landuses. <br /> Table II illustrates the formula or fee schedules used by all seventeen local <br /> governments for cash dedications. In contrast to the land dedication table, only <br /> three of the seventeen local governments (Oakdale, Shoreview, and Vadnais <br /> Heights) make use of a density based cash dedication formula for residential <br /> landuse. The most common method used is a set fee per dwelling unit based upon <br /> the type of residential landuse (e .g. single family or multi) . For <br /> commercial/industrial landuses, the situation is not quite as conclusive. The <br /> method used by ten of the seventeen local governments is formula applied as a <br /> percentage of the total site required in cash based upon the equivalent <br /> undeveloped land value. A group of six cities (Eagen, Eden Prairie, Lakeville, <br /> Plymouth, White Bear Lake, and Woodbury) apply a set fee based upon either the <br /> area of the site or the square footage of the building. <br /> ANALYSIS <br /> A major difficulty facing local governments in applying park dedication <br /> ordinances is the effect of "value equivalency". As development rapidly occurs <br /> in a local government, land values tend to increase as various market forces <br /> come into play: Some of the forces include the sellers of undeveloped land <br /> demanding higher values; buyers becoming attracted to developing areas and are <br /> willing to pay higher values; increasing land development costs; and finally <br />