5.2. SR 06-21-2004 - Laserfiche WebLink

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Woodland Hills June 21, 2004 Page 3 Park Dedication Requirements In 1986, one of the owners processed an administrative subdivision to split a parcel into two five-acre sites. At that time, a park dedication fee in the amount of $200 was paid. Section 30-327 (b) of the Land Development Regulations states: "If the City Council, in its sole discretion, determines that the land proposed to be dedicated is unsuitable for parks, then the tract owner shall contribute to the city, in lieu of park land dedication, an amount of cash not to exceed the fair market value of the undeveloped land required to be dedicated, as the City Council shall determine by resolution from time to time." Two hundred dollars in 1986 was in all likelihood substantially below the value of Vz acre of land that could have been requested for dedication purposes. Section (c) of the same ordinance section allows the City to collect park dedication if a parcel is further subdivided into more lots, as is the case in this plat. The attached illustration shows that the total amount of park dedication for the plat of Woodland Hills is 5.05 acres (5.09 allowed). The land dedication is comprised of an area 147 feet from the trail right of way, and a trail connection to the Meadowvale School site that will allow connection to Oudot A in Nordic Woods. Impact of 150 Foot Buffer Area The "Cone of Vision" illustration was discussed at the Council meeting. This illustration was prepared by staff to show that a 147 foot buffer would have a similar impact as a 200 foot buffer as a resident was walking down the trail due to a normal line of site of a trail user (see attached illustration for clarity). This illustration was prepared based on 10% land dedication as measured from the trail right of way, not the physical trail itself. Stafflaid a line over the May 17, 2004 plat to identify the impacts of a 1 SO-foot no cut/no grade buffer. Of the 13 lots in this area of the plat, the line impacts eight lots. Of the eight, four are eliminated. The remaining four need minor modifications to meet the ordinance requirements for size. Staff then analyzed the remainder of the plat in order to relocate the four "lost" lots. Staff added a lot to the Woodland Court cul-de-sac, converted Oudot C to a lot (this will have access from Campbell Circle), and added one lot to the end of 195th Avenue in the southeast comer of the plat. This last lot will encroach into the buffer area in an area that has had some buffer removed due to utility construction (see aerial photo). The net result is a loss of one lot to 110 total lots in the plat. Using the 147-foot line for park dedication and the width of a drainage and utility easement (5-10 feet) should accomplish the Council's condition 24 for the plat approval of May 17, 2004. S:\pLANNING\Case Files\2004\P 04-02 Woodland Hills\6 2104 CC memo, doc