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Abiding Savior Report Aug 27, 2007 Page 2 Discussion: A major subdivision is a division of land involving more than two acres of land area or one that creates more than two lots. In this case, the affected area totals approximately 7.49 acres and involves two parcels—8211 Red Oak Drive and 8184 Eastwood Road. Major subdivisions are accomplished by a plat, usually a two-step process by which a preliminary plat is considered followed afterward by a final plat. Major subdivisions require a public hearing. Both parcels are zoned R-1, Single Family Residential. The Comprehensive Plan designates the Eastwood Road parcel as Single-Family Detached while the Red Oak Drive parcel is designated Institutional, in recognition of the existing Church facility. The land added to the Red Oak Drive parcel would not be able to be built upon by the Church except through approval of a Comprehensive Plan amendment. Subdivision Requirements The minimum lot area required for a single family home is 11,000 square feet and the minimum lot width is 75 feet. The Eastwood Road parcel, identified as Lot 2 on the submitted plat, would have a remaining area of 16,025 square feet and front width of 90.54 feet, both of which would exceed the City’s minimum requirements. The minimum area required for a non- residential use (such as a church) in a residential district is one acre. Park Dedication Requirements. All subdivisions of land are subject to park dedication fee requirements. For subdivisions which have no impact upon the park system (such as a lot line adjustment) the City Council has the discretion to waive dedication fees. In this case, the extent of the potential impact is not readily known, a fact the Council could take into consideration as it determines the appropriate dedication fee for this subdivision. The following table illustrates potential dedications amounts. Description 5% 10% Option 1 Dedication applied to all acreage (7.48 acres) at a rate of $2.48 per square foot (2007 county value) $40,403 $80,806 Option 2 Dedication applied to just Eastwood Road lot (1.17 acres) $ 5,970 $11,940 Option 3 Dedication applied to only subdivided portion of Eastwood lot (0.80 acres) $ 4,328 $ 8,655 Option 4 Dedication applied only to remainder of Eastwood Road lot (0.37 acres) $ 1,987 $ 3,974 Option 5 No Dedication at this time $ 0 $ 0 For sake of reference, the dedication fee imposed for minor subdivisions is usually five percent of the county assessed land value of the lot created. For major subdivisions such as the one requested by Abiding Savior and for projects which significantly intensify the existing development density, up to a ten percent dedication fee may be imposed by the Council. Given the absence of any proposed development activity at this time, staff recommends going with either Option 5, no dedication imposed at this time, or Option 4, at 10 percent.