9.5 SR 07-20-2020 - Laserfiche WebLink

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22014 -City of Elk River Land Analysis June 12, 2020 Page 5 PARK DEDICATION FEES The City of Elk River is reviewing its park dedication fee requirements applicable to new subdivisions to ensure consistency with the State's statute. The purpose of this memorandum is to aid in determining the need for updating the City's market value estimates of residential land. These land use market values are vital for establishing cash fees in lieu of park land dedication. I;tatP ltatIItP Minnesota Statutes 462.358, Subd. 2b. enables the City to require dedication of a portion of a subdivision to the public for parks, recreational facilities, playgrounds, trails, wetlands or open space. Minnesota Statutes 462.358, Subd. 2b. (c). further requires that there be an essential nexus between the dedication of land or payment of fees based upon the City's purpose for the dedication and that the dedication or fee must be roughly proportional to the need created by the development and, where fees are to be dedicated in lieu of land, that the fee be "based on the average fair market value of the un platted land for which park fees have not already been paid." DEVELOPMENT LAND SALES The purpose of this consultation was to investigate land sales in order to develop average fair market values of residential development land in the City of Elk River. The average market value is necessary for the City of Elk River to complete their review of park dedication fees and determine if modification of the current fee structure is needed. The sales comparison approach is the preferred, and most common, technique for developing a market value estimate for land. Typically, the sales comparison approach compares vacant land sales to value a particular property. However, in this case, there is no specific subject property. As such, no adjustments are made to the comparable sales. PATCHER MESSNER Valuation Counselors