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Mermaid Staff Report September 22, 2008 Page 2 Streets: No new or altered streets or access drives into the Mermaid site are being proposed. Park Dedication Requirements: The Subdivision Code indicates that any subdivision of land is subject to a park dedication fee. For a major subdivision, the City typically sets the fee as equal to 10% of the market value of the land. Staff uses Ramsey County assessed values as the basis for dedication computation. When this property was replatted in 2000, a park dedication fee of $92, 306 was paid at that time based on the land value of the entire property. Chapter 1204.02 Subd. 5 addresses park dedication fees for a re-subdivision: Subd. 5. Dedication for Re-Subdivision: For any subdivision of a parcel on which a cash dedication for parks has previously been made but on which an additional cash dedication is required due to re-subdivision, the amount of cash dedication required on the re-subdivided parcel(s) shall be based on the market value of the land at the time of re-subdivision and the factors set forth in subdivision 4 of this Section less any applicable credit for the prior cash dedication. Based on the Ramsey County land value for the Mermaid site, the 2008 value per square foot is $4.45 ($1,814,400 land value divided by 407,642 square feet). In 2000, the value per square foot was $2.26 ($923,057 divided by 407,642 square feet). Since a fee has already been paid on the entire Mermaid parcel, city staff proposes the fee be based only on the new 1.4 acre parcel and be figured using the difference between the 2000 and 2008 land values. The difference between the land values is $2.19. The proposed park dedication fee would equal 60,984 square feet x $2.19 = $133,555 x 10% = $13,355. The City Council should determine the park dedication fee. Utilities: When a new building is constructed, all utilities on the site would need to be installed underground, per Section 1203.10. Traffic: The traffic from the new retail center would either exit by a right turn only onto County Highway 10 or onto County Road H, which is designated as a collector street. Both of these roads have adequate capacity for the additional traffic that five small stores would generate. Vegetation: Most of the new lot area is currently an asphalt parking lot with a few landscaped medians that will be removed or moved with the new development. When a new building is proposed, the City Forester will review the new landscaping plan at that time. Wetlands: There are no wetlands on this site. Major Subdivision Summary: The Mermaid is currently zoned PUD, Planned Unit Development, and the proposed subdivision would be consistent with the existing zoning of the property. The submitted plat appears to meet city code requirements and is currently undergoing a review by the city attorney. PUD Amendment Discussion: The City originally approved the Mermaid PUD in 2000 when the hotel addition was proposed, and specified that bowling lanes, a hotel, banquet center, night club and lounge, and restaurant were the only allowed uses on the site. The Halls are now proposing to