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space; and the recommendations of the City's Parks Commission. The following prope1iies shall not be accepted for park land dedications: (1) Land dedicated or obtained as easements for sh·eets, sewer, elechical, gas, stonn water drainage and retention areas, or other similar utilities and improvements; (2) Land which is unusable or of limited use; and/or (3) Land within a protected wetland or within a flood plain area unless the Council detennines that all of the following criteria are satisfied: (a) Would be in the best interests of the general public; (b) Would be valuable resource for environmental preservation, educational, or habitat preservation purposes; ( c) Has an exceptional aesthetic value; and (d) Would not become financially burdensome to the City as a result of maintenance or preservation requirements. (D) Trails. Trails constructed by a subdivider within dedicated public open space having at least 30 feet of w idth are eligible for park credit. The maximum amount of h·ail dedication credit shall not exceed 25% of the total dedication. (E) Cash contribution in lieu of land dedication -residential subdivisions larger than three lots. In lieu of the land dedication for major subdivisions, the City may elect to require the subdivider to contribute a cash equivalent payment to the City's Park and Open Space Fund, or may require the developer to satisfy the park land dedication requirement by a combination of land and cash conhibution. For all major subdivisions, the required cash equivalent payment shall be an amount equal to the fair market value of the percentage land dedication for the zoning disti·ict in which the subdivided prope1iy is located. The City shall detennine the fair market value of the land by reference to current market data, if available, or by obtaining an appraisal from a licensed real estate appraiser; the subdivider shall pay for the cost of the appraisal. The fair market value determination of the appraiser shall be conclusive. (F) Cash contribution in lieu of land dedication. -min.or residential subdivisions and commercial development. Required cash equivalent payments for minor subdivisions or for commercial development projects shall be as determined from time to time by Council resolution. (G) Payment of cash contribution. Cash conhibution payments shall be made to the City prior to final plat approval for commercial developments or major subdivisions, or prior to the City's approval of the deeds of conveyance in those cases where a residential subdivision will result in 3 or fewer lots. (H) Previously subdivided prope1iy from which a park dedication or cash in lieu contribution has been received, upon resubdivision with the same number of lots, is exempt from park dedication requirements. If, as a result of the resubdivision of the property, the number oflots is increased, the park dedication or cash in lieu contribution shall be applied only to the net increase in the number of lots. 30