Loading...
HomeMy WebLinkAbout10-10-16 CC Mtg. - A3. Parkland Dedication for Cottonwood1 Commission Memorandum REPORT TO: Honorable Mayor Taylor and City Commission FROM: Mayana Rice, Associate Planner SUBJECT: Request for Improvements in Lieu of Parkland Dedication for the Cottonwood Corner Site Plan, 86 & 116 South Cottonwood Road, Application 16275. MEETING DATE: October 10, 2016 _________________________________________________________________________________________________ AGENDA ITEM TYPE: Action RECOMMENDATION: The City Commission not approve the request for improvements in‐ lieu of parkland dedication and instead require payment of $53,700.77 cash‐in‐lieu. SUGGESTED MOTION: Having considered the information provided by staff, considered public comment, and considered all of the information presented, I hereby adopt the findings as presented by staff for application 16275 and deny the provision of $45,672 improvements in lieu as meeting the required parkland dedication and instead require payment of $53,700.77 cash‐in‐lieu. BACKGROUND: The subject property is 3.72 acres, located at the intersection of S. Cottonwood Rd and W. Babcock St, separated into two (2) primary parcels and one (1) common open space parcel. Lot 1A is designated Community Commercial Mixed with B‐1 zoning. Lot 1B is designated Residential with R‐O zoning. Both lots were part of minor subdivision and have no previously dedicated parkland. Both the B‐1 and the R‐O zoning allow for apartments as a permitted use. This project proposes five (5) residential buildings with 78 dwelling units. The Development Review Committee process has been utilized to ensure that the proposed development is meeting the criteria of the Unified Development Code (UDC). The review identified a number of critical items, including a request for the City Commission to approve an alternative parkland dedication proposal. 1376 2 There are a number of ways the UDC provides for satisfying the parkland dedication requirements, with the number one choice being physical land. Identifying and dedicating parkland can be accomplished on the site, within the surrounding vicinity or through the protection of a unique feature (wetlands, historic location or other feature). Another alternative is to provide cash in lieu or improvements in lieu for an existing park site. To understand what solution should be applied for Cottonwood Corner, the review was completed of UDC Sec 38,27.020. The review indicates the following: 1. The original plat had an “unknown” density. 2. Subsequent development is proposed on the original plat. 3. The subsequent development has a known density of 12 units per acre. 4. Parkland is to be provided as cash‐in‐lieu. Sec. 38.27.020. ‐ Park area and open space requirements. 2. If net residential density of development is unknown, 0.03 acres per dwelling of land dedication or its equivalent shall be provided as follows: b. For subsequent development when net residential density becomes known, the net residential density per acre shall be rounded to the nearest whole number and applied as follows: (3) For development within other zoning districts not previously specified and developed for residential uses for the additional net residential density not to exceed a total, including prior dedications, of 12 dwellings per acre shall be provided as cash‐in‐lieu. (emphasis added) Based on the parkland calculations per Section 38.27.020 of the BMC for 12 units per acre of known density:  Cash‐in‐lieu for maximum known density not to exceed 12 units/ac 3.72 acre X 12 units/acre X 0.03 acres= 1.34 acres The appraised value for the land is $0.92 per square foot. Therefore, the value of a total “cash in‐lieu” rather than a mix is: $53,700.77. The applicant has proposed an alternative means of meeting parkland dedication requirements. APPLICANT’S PROPOSAL: The applicant is proposing a public access easement on 0.59 acres of privately owned land in Lot 1A and providing $45,672 worth of improvements in‐lieu, of parkland dedication, within the public access easement, on the subject property. Please review these numbers found in applicant’s narrative. UNRESOLVED ISSUES: The goal of parkland dedication is to provide publicly dedicated land for recreational purposes to mitigate the impacts of additional residents 1377 3 need for services. While the code does provide for alternative solutions to accomplish parkland dedication, providing improvements in‐lieu, on property owned and maintained by the applicant, does not comply with requirements. The code states that applicants can request to accomplish their parkland requirements with a cash donation in‐lieu of land dedications. Sec. 38.27.030. ‐ Cash donation in‐lieu of land dedication. A. The review authority may determine whether the park dedication must be a land dedication, cash donation in‐lieu of land dedication or a combination of both. When making this determination, the review authority shall consider the following: 1. The desirability and suitability of land for parks and playgrounds based on size, topography, shape, location or other circumstances; and 2. The expressed preference of the developer. 3. Location of the site within the B‐3 zoning district. The applicant is not asking for cash‐in‐lieu. Instead they are asking for improvements in‐ lieu to be provided on their property with a public access easement (park). The proposal to set aside land at their project site with a dedicated public access does not comply with either the location requirements or the frontage requirements for designated parkland.  Sec. 38.27.050 Location. Park land must be located on land suitable to and supportive of the activities and functions depicted in the relevant park plan, and unless the park plan indicates a requirement for another configuration, should be kept in a large block. This project proposal will not provide a park that creates a valuable location for public access. This project has provided private parking for the 78 dwelling units, east of the structures. This public access easement area will be located in front of the residential structures. The physical access for the public to this park area is only via walking and biking from S. Cottonwood Rd and W. Babcock Street, as the space east of the residential structures will continue to be private property.  Sec. 38.27.060 Frontage. Park land, excluding linear trail corridors, shall have frontage along 100 percent of its perimeter on public or private streets or roads. The city may consider and approve the installation of streets along less than 100 percent, but not less than 50 percent. This project does not provide a minimum of 50% street frontage. o Frontage on Cottonwood Road: 240 ft o Frontage on West Babcock Road: 30 ft o Total perimeter of the park: 887 ft o Percentage of perimeter on a street: 31% 1378 4 The streets do not have public parking on them. This project has provided private parking for the 78 dwelling units. The parking requirements for this public access park would include additional dedicated spaces. In other words, the applicants would need to seek a waiver of traditional park dedication. The waiver standards were reviewed. The request does not comply with the waiver standards. Sec. 38.27.100.A.2 ‐ Waiver of required park dedication. The proposed development provides for a planned unit development or other development with land permanently set aside for park and recreational uses sufficient to meet the needs of the persons who will ultimately reside in the development. This project is only proposing 0.59 acres of land, not enough land per the UDC requirements. This project does not satisfy the PROST plan 8.4.3 Cash‐in‐Lieu Criteria. Size of Land Available for Parkland. When only small pieces of parkland are available it may be preferable to get the cash‐in‐lieu. However, these small parcels might make perfect mini parks if need is demonstrated by this plan. This project only proposes a public access easement not a mini park dedication. Housing Density/Infill Projects. Lower‐density development is characterized by lots with yards, whereas high‐density lots typically do not have large yards; high density development may, in fact, have a greater need for parkland than low‐density. This project complies with a portion of this requirement, yet it does not provide the full amount of area required. Trail Connections. Trail connection should be obtained instead of cash‐in‐lieu. No trail connection is obtained. Suitability Factors. The suitability may be diminished due to factors such as steep slopes, extremely high groundwater (surface ponding), etc. No suitability concerns exist. Service Area. State law states that cash‐in‐lieu funds can be spent only if the “park, recreational area, open space, or conservation easement is within a reasonably close proximity to the proposed. The applicant is proposing to utilize the cash in‐lieu on the proposed public access easement, on the subject property. This money is not proposed to be spent on a larger park in proximity. REVIEW BOARDS AND STAFF: The Recreation and Parks Advisory Board (RPAB) met on July 14, 2016 and unanimously supported the applicant’s proposal, specifically the .59‐acre private open space park with public access easement and improvements‐in‐lieu. 1379 5 The Parks and Recreation Department provided a memo (attached) that outlined their recommendation for the receipt of cash in‐lieu for the 0.89 acres; and in addition the 0.45 acres plus the improvements as identified in the narrative and site plan. We support this proposal with the following conditions: 1. The code‐required Cash in Lieu amount is provided in addition to the proposed public park access and improvements indicated on the plans, to be utilized on dedicated public parkland in the vicinity or at a community park. 2. Construction details include the following: a. Gravel trails are 5‐foot minimum width for ADA compliance. b. Detention areas are put in a separate easement for storm water maintenance by the HOA/property owner. c. A COB standard trail totem is provided to indicate public trail connection(s). d. Maintenance is to provided by property owner in perpetuity (i.e., this site would not be part of the future city‐wide Parks and Trails District). e. Liability for the on‐site park area and all improvements remains fully with the property owner. ALTERNATIVES FOR CONSIDERATION BY THE CITY COMMISSION:  Support the staff recommendation and findings to not approve the request and instead require a cash in‐lieu payment for the project of: $53,700.77 per Sec 38,27.020 2b(3).  Grant the request for a waiver of the parkland dedication through developing findings that Sec. 38.27.100.A.2 is met. Findings need to state that land permanently set aside, and improvements in‐lieu for park and recreational uses is sufficient to meet the needs of the persons who will ultimately reside in this development. FISCAL EFFECTS: Per the attached applicant analysis, the appraised value is $0.92 per square foot plus foregone parking improvements. Therefore, the anticipated cash in‐lieu payment for this project is $53,700.77. Attachments: Land Appraisal Site plan Applicant Parkland Calculations and Narrative 1380 Robert J. Pertzborn, AIA 111 North Tracy Avenue Bozeman, MT 59715 June 10, 2016 Dear Mr.Pertzborn, As per your request I have gathered some data to estimate a market value for your B-1 and R-O land on a per square foot basis with a legal description of: Lots 1A and 1B Minor Subdivision No 340B Being and Amended Plat of Lot 1, Minor Subdivision No. 340,located in the Southwest Quarter of Section 10, Township 2 South, Range 5 East, Principle Meridian Montana,City of Bozeman,Gallatin County, MT The purpose of the estimate is for you to establish the market value for the City of Bozeman’s Cash in Lieu Parks Program.The valuation is not on your piece of land, but on what annexed speculative development land with a similar use would bring in the open market.It is my understanding the site will be developed with a multi-family residential use. Thus the proposed use is more residential in nature. The following sales have been used to estimate a value on a per square footage basis.The most difficult part of estimating cash in lieu is that the City is asking for a value of something that quite frankly does not exist. Thus the compiled sales on the following pages are of sites that are speculative development land with somewhat similar characteristics when compared to the subject. 1381 1382 1383 1384 1385 Subject 1386 The indicated range of value from the comparable sales is $0.57psf to $0.85psf.All of the sales indicate a very narrow range of value Sale 1 is almost identical to what the City has requested as far as similar zoning, annexation and future use.Sale 1 has resold, but the zoning and the legally permissible use has changed to commercial. Sale 4 is failed sale been added because it is almost identical to what the City has requested. Although the sales price was lower on a per acre basis, the purchaser is paying for some additional infrastructure and transferring some finished lots to the seller. The residual a land value is approximately $38,000per acre. Presently speculative development land that is being annexed into the City of Bozeman for residential development is being sold between $30,000 and $40,000per acre. I have reconciled on the higher end of the range to account for increasing market conditions at $40,000per acre or $0.92psf. If I can be of further assistance,please do not hesitate to contact me. Sincerely Keith O’Reilly, MAI General Certified Appraiser State of Montana #400 1387 WWWWWWWWWWWWWWWWWSSSSSSSSSSSEEEEEEEEEEEEEEEEEEEEEEEEEE WWWWWWWWWWWWWWWWWWWWWWWWWW WW SSSSSSSSSSSSSSSSSSSSSSSSW WWWWWWWWS SSSSSSSSSSSSSSSSSSS SSS SSSSE EE E E E E EEEEEEEEEEE EE SSS SSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW WW STSTSTSTSTSTSTSTGGGGGGGGGGGGGGGGGGGGGGGGGG S SSSS E EEEE G GGGG FS FSFSFSFS W WWWW C CCCC X XXXX ST STSTSTST COTTONWOOD ROAD (ARTERIAL, 120'-0" R.O.W)WEST BABCOCK STREET(COLLECTOR, 90'-0" R.O.W)NEW DETENTION POND & SNOW STORAGE NEW DETENTION POND & SNOW STORAGE LOT 1A ZONING: B-1 75,735 SQ. FT. 1.7386 ACRES LOT 1B ZONING: R-O 86,619 SQ. FT. 1.9885 ACRES EXIST 15" PVC STORM DRAIN OVERHEAD POWER LINES EXIST 15" PVC STORM DRAIN 5' - 0"EXISTING SIDEWALK EXISTING DUMPSTER ENCLOSURE PIPE PORTION OF EXISTING UNNAMED TRIBUTARY. CONNECT TO EXISTING CULVERT. SEE CIVIL EXISTING SIDEWALKBUILDING 1 23,925 SQ. FT. (21 UNITS) BUILDING 2 23,925 SQ. FT. (21 UNITS) BUILDING 3 13,134 SQ. FT. (12 UNITS) BUILDING 4 13,134 SQ. FT. (12 UNITS) BUILDING 5 13,134 SQ. FT. (12 UNITS) PRIVATE OPEN SPACE (PUBLICLY ACCESSIBLE) 25,621 SQ. FT. .59 ACRES QUALIFYING DETENTION POND COMPACTCOMPACTCOMPACTCOMPACTB B B B B B B B B B B SM SM SM B BBBB SI TE VI SI ON TRI ANGLESITE VISION TRIANGLE FIRE HYDRANT SM SM BIKE RACK BIKE RACK BIKE RACK BIKE RACK EXISTING PARKING ONADJACENT PROPERTYSM SMSMSMSMSMSMSM SMSMSM SM SMSMSM SM SMSMSM SM SMSMSM B B B B BB V A A A V V BENCH ADJACENT ZONING: B-1ADJACENT ZONING: B-2 ADJACENT ZONING: B-1 ADJACENT ZONING R-O BENCH E PAVILION DUMPSTER ENCLOSURE DUMPSTER ENCLOSURE E STAFFORD STREET LANDSCAPING BERM LANDSCAPING BERM PLAY DECKPLAY DECK (LOCAL, 60'-0" R.O.W) FIRE HYDRANT DITCH MAINTENANCE EASEMENT9' - 2 7/8"COMMON OPEN SPACEFRONT YARD SETBACK25' - 0"UTILITY EASEMENT 15' - 0"TOTAL PROPERTY LINE 273.93'PROPERTY LINE 82.00'PROPERTY LINE 47.00'PROPERTY LINE 45.00'PROPERTY LINE 50.96'PROPERTY LINE 37.00'PROPERTY LINE 97.78'PROPERTY LINE 198.96'PROPERTY LINE 316.65'PROPERTY LINE 191.93'TOTAL PROPERTY LINE 613.38'TOTAL PROPERTY LINE 273.87'SIDE YARD SETBACK 5' - 0" PROPERTY LINE 315.88'TOTAL PROPERTY LINE 614.01'PROPERTY LINE 298.13'REAR YARD SETBACK10' - 0"PROPERTY LINE 273.90'PARKING SETBACK 25' - 0" E BENCHS CLUSTER MAIL BOX CLUSTER MAIL BOX REAR YARD SETBACK20' - 0"ELECTRICAL TRANSFORMER ELECTRICAL TRANSFORMER WM WM WM WM WM WM WM WMWM WMWMWMWMWMWMWMWM WMWMWM WM WM WM WM WM WM CORNER SIDE YARD SETBACK 7' - 0" HANDRAILS STEPS C C C C FUTURE DRIVE ACCESS TO STAFFORD STREET 9 SPACES 12 SPACES 10 SPACES 8 SPACES 11 SPACES 10 SPACES 8 SPACES 7 SPACES6 SPACES6 SPACES9 SPACES7 SPACES6 SPACES8 SPACES4 SPACES4 SPACES8 SPACES4 SPACES8 SPACES5 SPACES7 SPACES7 SPACES (3 SPACES W/ FUTURE DRIVE ACCESS) BENCH BENCH PORTION OF EXISTING UNNAMED TRIBUTARY OF BAXTER CREEK TO REMAIN UTILITY EASMENT35' - 0"SETBACK25' - 0"WATERCOURSE SETBACK50' - 0"EXISTING CULVERT 24' - 0" 64' - 4"ZONE 1ZONE 2COMPACT5 SPACES 6 SPACES C COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTCCOMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC COMPACTC NEW STREET LIGHT WIDENED STREET EXISTING EDGE OF STREET EXISTING DRAINAGE PIPE LIGHTING & SIGNAGE SYMBOL LEGEND LIGHTING FIXTURE TYPE B: BOLLARD PATH LIGHT LIGHTING FIXTURE TYPE S: CEILING MOUNTED LIGHT A B S V VAN ACCESIBLE HANICAPPED PARKING SPACE SIGN HANDICAPPED PARKING SPACE SIGN C COMPACT PARKINGS SPACE SIGN LIGHTING FIXTURE TYPE W: WALL MOUNTED LIGHTWM LINE TYPE LEGEND PROPERTY LINE SETBACK LINE FENCE COMMUNICATION LINE WATER LINE FIRE SERVICE LINE GAS LINE ELECTRICAL LINE SEWER LINE STORM MAIN 13' - 0"6' - 0"PUBLICLY ACCESSIBLE PRIVATELY OWNED OPEN SPACE sheet project code address© 2016 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715 Fax: 406.582.8911Ph: 406.582.8988Y:\Projects\NMD\DRAWINGS\REVIT\NMD - CENTRAL SITE.rvtA1.1 NMD COTTONWOOD CORNER APARTMENTS SITE PLAN 86 & 116 S. COTTONWOOD RD. 09/07/2016 1" = 30'-0"A1.1 1 SITE PLAN LOT 1A (ZONING: B-1) TOTAL LOT AREA = 75,735 SQ. FT. TOTAL BUILDING FOOTPRINT = 13,134 SQ. FT. TOTAL BUILDING AREA = 39,402 SQ. FT. PERCENT LOT COVERAGE = 17% (100% ALLOWED) F.A.R. (FLOOR AREA RATIO) = .520 (.500 MIN. REQUIRED) DWELLING DENSITY (36 UNITS / 1.74 ACRES) = 20.7 UNITS/ ACRE TOTAL LANDSCAPED AREA = 35,267 SQ. FT. (46% OF PARCEL) LOT 1B (ZONING: R-O) TOTAL LOT AREA = 86,619 SQ. FT. TOTAL BUILDING FOOTPRINT = 15,950 SQ. FT. TOTAL BUILDING AREA = 47,850 SQ. FT. PERCENT LOT COVERAGE = 18% (50% MAX. ALLOWED) F.A.R. (FLOOR AREA RATIO) = .552 DWELLING DENSITY (42 UNITS / 1.98 ACRES) = 21.2 UNITS/ ACRE ( 6 UNITS / ACRE MIN.) TOTAL LANDSCAPED AREA = 30,965 SQ. FT. (36% OF PARCEL) SITE DATA TOTAL DRIVEWAY CIRCULATION & PARKING AREA = 54,645 SF (34% OF TOTAL SITE) TOTAL PARKING SPACES REQUIRED = 168 (INCLUDING 6 ACCESSIBLE SPACES) TOTAL PARKING SPACES PROVIDED = 172 (INCLUDING 6 ACCESSIBLE SPACES) TOTAL COMPACT SPACES = 31 ( 18% OF TOTAL SPACES PROVIDED) PARKING NNo. Description Date TOTAL BIKE PARKING SPACES REQUIRED = 16 (10% OF 168 CAR PARKING SPACES) TOTAL BIKE PARKING SPACES PROVIDED = 24 BIKE PARKING LOT 1B PARCEL = 86,619 SQ. FT. (1.9885 ACRES) LOT 1A PARCEL = 75,735 SQ. FT. (1.7386 ACRES) COMMON OPEN SPACE PARCEL = 5,736 SQ. FT. (.1317 ACRES) TOTAL SITE AREA = 168, 090 SQ. FT. (3.90 ACRES) COMBINED AREA LOTS 1A &1B = 162,354 SQ. FT. (3.72 ACRES) TOTAL DWELLING UNITS = 21 18 - 2 BEDROOMS 3 - 4 BEDROOMS BUILDING 1 TOTAL DWELLING UNITS = 21 18 - 2 BEDROOMS 3 - 4 BEDROOMS BUILDING 2 TOTAL DWELLING UNITS = 12 12 - 2 BEDROOMS BUILDING 3 TOTAL DWELLING UNITS = 12 12 - 2 BEDROOMS BUILDING 4 TOTAL DWELLING UNITS = 12 12 - 2 BEDROOMS BUILDING 5 PARKLAND EQUIVALENT TOTAL REQUIRED (12 UNITS/ ACRE x 3.72 ACRES x .03)* = 1.34 ACRES PROVIDED ON SITE (QUALIFYING) = .59 ACRES (16% OF LOTS 1A & 1B) IMPROVEMENTS IN LIEU = .75 ACRES TOTAL PARKLAND EQUIVALENT PROVIDED = 1.34 ACRES *NET RESIDENTIAL DENSITY PER BMC SECTION 38.42.2020 PARKING TOTAL REQUIRED (42 UNITS x 150 SF) = 6,300 SQ. FT. (7% OF LOT 1B) LANSCAPED OPEN SPACE AREA ON SITE (LOT 1B) = 12,044 SQ. FT (14% OF LOT 1B) TOTAL OPEN SPACE PROVIDED = 10,277 SQ. FT BENCHES PROVIDED: 2 (2 REQUIRED) REQUIRED RESIDENTIAL OPEN SPACE TOTAL REQUIRED (36 UNITS x 150 SF) = 4,800 SQ. FT. (6% OF LOT A) BALCONIES (24 x 78 SQ. FT.) = 1,872 SQ. FT OPEN SPACE AREA ON SITE = 4,010 SQ. FT (5% OF LOT A) TOTAL OPEN SPACE PROVIDED = 5,882 SQ. FT BENCHES PROVIDED: 2 (2 REQUIRED) REQUIRED RESIDENTIAL OPEN SPACE (18) 2-BEDROOM UNITS x 2 SPACES/ UNIT = 36 SPACES (3) 4-BEROOM UNITS x 4 SPACES/ UNIT = 12 SPACES BUILDING 1: (18) 2-BEDROOM UNITS x 2 SPACES/ UNIT = 36 SPACES (3) 4-BEROOM UNITS x 4 SPACES/ UNIT = 12 SPACES BUILDING 2: (12) 2-BEDROOM UNITS x 2 SPACES/ UNIT = 24 SPACES BUILDING 3: (12) 2-BEDROOM UNITS x 2 SPACES/ UNIT = 24 SPACES BUILDING 4: (12) 2-BEDROOM UNITS x 2 SPACES/ UNIT = 24 SPACES BUILDING 5: PARKING CALCULATIONS (PER BMC 38.27.020) 1/8" = 1'-0"A1.1 2 BALCONY DETAIL - BUILDINGS 3,4, & 5 1388 COTTONWOOD ROAD (ARTERIAL, 120'-0" R.O.W)WEST BABCOCK STREET(COLLECTOR, 90'-0" R.O.W)LOT 1A 75,735 SQ. FT. 1.7386 ACRES LOT 1B 75,735 SQ. FT. 1.9885 ACRES LOT 1B LOT 1A5' - 0"BUILDING 1 21,746 SQ. FT. (21 UNITS) BUILDING 2 21,746 SQ. FT. (21 UNITS) BUILDING 3 12,804 SQ. FT. (12 UNITS) BUILDING 4 12,804 SQ. FT. (12 UNITS) BUILDING 5 12,804 SQ. FT. (12 UNITS) PHASE 1 PHASE 2 COTTONWOOD ROAD (ARTERIAL, 120'-0" R.O.W)WEST BABCOCK STREET(COLLECTOR, 90'-0" R.O.W)LOT 1A 75,735 SQ. FT. 1.7386 ACRES LOT 1B 25' FRONT YARD SETBACK 10' REAR YARD SETBACK LOT 1B LOT 1A BUILDING 1 21,746 SQ. FT. (21 UNITS) BUILDING 2 21,746 SQ. FT. (21 UNITS)BUILDING 3 12,804 SQ. FT. (12 UNITS) BUILDING 4 12,804 SQ. FT. (12 UNITS) BUILDING 5 12,804 SQ. FT. (12 UNITS) PRIVATE OPEN SPACE (PUBLICLY ACCESSIBLE) 25,780 SQ. FT. .59 ACRES QUALIFYING BIKE RACK LANSCAPED AREA PRIVATE OPEN SPACE PUBLICLY ACCESSIBLE PRIVATELY OWNED PARK OPEN SPACE LEGEND sheet project code address© 2016 INTRINSIKrevisionsPRELIMINARY NOT FOR CONSTRUCTION111 North Tracy Ave. Bozeman, Montana 59715 Fax: 406.582.8911Ph: 406.582.8988Y:\Projects\NMD\DRAWINGS\REVIT\NMD - CENTRAL SITE.rvtA1.2 NMD COTTONWOOD CORNER APARTMENTS SITE PLAN DIAGRAMS 86 & 116 S. COTTONWOOD RD. 09/07/2016NNo. Description Date 1" = 50'-0"A1.2 1 SITE PLAN - PHASING 1" = 50'-0"A1.2 2 SITE PLAN - OPEN SPACE NLOT 1A (ZONING: B-1) TOTAL LOT AREA = 75,735 SQ. FT. TOTAL BUILDING FOOTPRINT = 13,134 SQ. FT. TOTAL BUILDING AREA = 39,402 SQ. FT. PERCENT LOT COVERAGE = 17% (100% ALLOWED) F.A.R. (FLOOR AREA RATIO) = .520 (.500 MIN. REQUIRED) DWELLING DENSITY (36 UNITS / 1.74 ACRES) = 20.7 UNITS/ ACRE TOTAL LANDSCAPED AREA = 35,267 SQ. FT. (46% OF PARCEL) LOT 1B (ZONING: R-O) TOTAL LOT AREA = 86,619 SQ. FT. TOTAL BUILDING FOOTPRINT = 15,950 SQ. FT. TOTAL BUILDING AREA = 47,850 SQ. FT. PERCENT LOT COVERAGE = 18% (50% MAX. ALLOWED) F.A.R. (FLOOR AREA RATIO) = .552 DWELLING DENSITY (42 UNITS / 1.98 ACRES) = 21.2 UNITS/ ACRE ( 6 UNITS / ACRE MIN.) TOTAL LANDSCAPED AREA = 30,965 SQ. FT. (36% OF PARCEL) SITE DATA TOTAL DRIVEWAY CIRCULATION & PARKING AREA = 54,645 SF (34% OF TOTAL SITE) TOTAL PARKING SPACES REQUIRED = 168 (INCLUDING 6 ACCESSIBLE SPACES) TOTAL PARKING SPACES PROVIDED = 172 (INCLUDING 6 ACCESSIBLE SPACES) TOTAL COMPACT SPACES = 31 ( 18% OF TOTAL SPACES PROVIDED) PARKING TOTAL BIKE PARKING SPACES REQUIRED = 16 (10% OF 168 CAR PARKING SPACES) TOTAL BIKE PARKING SPACES PROVIDED = 24 BIKE PARKING LOT 1B PARCEL = 86,619 SQ. FT. (1.9885 ACRES) LOT 1A PARCEL = 75,735 SQ. FT. (1.7386 ACRES) COMMON OPEN SPACE PARCEL = 5,736 SQ. FT. (.1317 ACRES) TOTAL SITE AREA = 168, 090 SQ. FT. (3.90 ACRES) COMBINED AREA LOTS 1A &1B = 162,354 SQ. FT. (3.72 ACRES) TOTAL DWELLING UNITS = 21 18 - 2 BEDROOMS 3 - 4 BEDROOMS BUILDING 1 TOTAL DWELLING UNITS = 21 18 - 2 BEDROOMS 3 - 4 BEDROOMS BUILDING 2 TOTAL DWELLING UNITS = 12 12 - 2 BEDROOMS BUILDING 3 TOTAL DWELLING UNITS = 12 12 - 2 BEDROOMS BUILDING 4 TOTAL DWELLING UNITS = 12 12 - 2 BEDROOMS BUILDING 5 PARKLAND EQUIVALENT TOTAL REQUIRED (12 UNITS/ ACRE x 3.72 ACRES x .03)* = 1.34 ACRES PROVIDED ON SITE (QUALIFYING) = .59 ACRES (16% OF LOTS 1A & 1B) IMPROVEMENTS IN LIEU = .75 ACRES TOTAL PARKLAND EQUIVALENT PROVIDED = 1.34 ACRES *NET RESIDENTIAL DENSITY PER BMC SECTION 38.42.2020 PARKING TOTAL REQUIRED (42 UNITS x 150 SF) = 6,300 SQ. FT. (7% OF LOT 1B) LANSCAPED OPEN SPACE AREA ON SITE (LOT 1B) = 12,044 SQ. FT (14% OF LOT 1B) TOTAL OPEN SPACE PROVIDED = 10,277 SQ. FT BENCHES PROVIDED: 2 (2 REQUIRED) REQUIRED RESIDENTIAL OPEN SPACE TOTAL REQUIRED (36 UNITS x 150 SF) = 4,800 SQ. FT. (6% OF LOT A) BALCONIES (24 x 78 SQ. FT.) = 1,872 SQ. FT OPEN SPACE AREA ON SITE = 4,010 SQ. FT (5% OF LOT A) TOTAL OPEN SPACE PROVIDED = 5,882 SQ. FT BENCHES PROVIDED: 2 (2 REQUIRED) REQUIRED RESIDENTIAL OPEN SPACE (18) 2-BEDROOM UNITS x 2 SPACES/ UNIT = 36 SPACES (3) 4-BEROOM UNITS x 4 SPACES/ UNIT = 12 SPACES BUILDING 1: (18) 2-BEDROOM UNITS x 2 SPACES/ UNIT = 36 SPACES (3) 4-BEROOM UNITS x 4 SPACES/ UNIT = 12 SPACES BUILDING 2: (12) 2-BEDROOM UNITS x 2 SPACES/ UNIT = 24 SPACES BUILDING 3: (12) 2-BEDROOM UNITS x 2 SPACES/ UNIT = 24 SPACES BUILDING 4: (12) 2-BEDROOM UNITS x 2 SPACES/ UNIT = 24 SPACES BUILDING 5: PARKING CALCULATIONS (PER BMC 38.27.020) DETENTION POND & PIPING TO BE COMPLETED DURING PHASE 1 1389 Cottonwood Corner Apartments Parkland City Commission September 2016 1390 3 PROJECT NARRATIVE The subject property is located at 86 and 116 South Cottonwood Road on the southeast corner of South Cottonwood Road and West Babcock Street. The site is an undeveloped lot. The site is split into two primary lots (1A & 1B) and one common open space parcel. Lot 1A is designed Community Commercial Mixed Use by the Bozeman Community Plan and is zoned B-1. Lot 1B is designed as Residential by the Bozeman Community Plan and is zoned R-O. The Site Plan proposes five residentfal apartment buildings. In additfon, the SP proposes abundant private open space for the tenants as well as a publicly accessible open space. The proposed development seeks to create attractive, accessible, and livable dwelling spaces. Site improvements include constructfon of a new publicly accessible open space, new parking lot, landscaping, storm water facilities, and streetscape improvements. Proposed Site Plan Summary:  Lot area: 168,090 SF (3.9 acres)  Five residentfal apartment buildings  Total of 78 Dwelling Units  169 parking spaces  24 bike parking spaces  15,439 SF of Private Open Space for residents  25,640 SF (0.59 Acres) of Qualifying Publicly Accessible Open Space  $45,000 worth of Improvements in-lieu within the publicly accessible open space Parkland Proposal The project is proposing to provide an open space area with a public access easement and improvement in-lieu to satfsfy the project’s parkland dedicatfon requirements. The lots proposed for development were platted with the intent of future commercial use in 2004. Therefore, no parkland was dedicated with the subdivision. It is the expressed preference of the developer to provide 25,641 SF of open space with public access to qualify for the parkland dedicatfon requirement and the remainder as $45,000 worth of improvements in-lieu of parkland dedication (see parkland calculatfons—page 8). Due to the fact this project is a site plan and not a subdivision, the designated area cannot be deeded to the City of Bozeman. The area will remain a part of the existfng lot and be maintained by the property owner or future HOA. Sectfon 38.27.020.D BMC specifically directs the park requirements for site plans, statfng that a site plan project is required to set aside the required parkland amount within the project boundaries and configured for actfve recreatfonal use by the residents of the project or propose an equivalent. The code language does not specify how that area being set aside would be controlled, however, we feel open space with public access meets the intent of this sectfon. The Recreatfon and Parks Advisory Board (RPAB) met on July 14, 2016 and unanimously supported the parkland dedicatfon proposal, specifically the .59-acre private open space park with public access with improvements-in-lieu as shown on the plan due to existfng site constraints and development history of the site, as well as the context of existfng parkland in the area. The proposed Improvements in-lieu will allow the open space with public access to be effectfvely utflized by the surrounding residences. These improvements include a picnic pavilion, trail, additfonal landscaping, benches and other park amenitfes (see landscape plan). The stormwater pond, watercourse and enhanced landscaping are intended to be integral elements of the overall green space. Adding amenitfes and enhancements to the site in the form of improvement in-lieu will 1392 4 PROJECT NARRATIVE draw more and better use of the site. The estfmated value of the improvements in-lieu is $45,672 as proposed. The developer is proposing improvements to the open space at a value of $45,672 to satfsfy the $44,215 cash in-lieu portfon of the park requirements. The proposed open space with public accessibility area is generally considered a pocket park or mini- park due to its size. The PROST plan states these parks generally are between 2,500 square feet and one acre in size. The proposed area for Cottonwood Corner Apartments is approximately .59 acre. Pocket parks are typically created on single vacant lots, small, irregular pieces of land or a component of the public space requirement of large building projects. The proposed open space locatfon is ideally situated as it is a small park between two larger neighborhood parks, Bronken and Meyers Parks, with a 1/4 mile. Organizatfon and design of pocket parks are important so that the space is balanced and groups can use the space in peaceful co-existence. By allowing reinvestment into the open space, the City and its residents are provided with a quality recreatfon and outdoor space over and beyond a grassy field. Additfonally, Cottonwood Road is planned to be as busy as N 19th Avenue. Having open space available to the public and neighboring residents provides a much needed public space pulled away from the road providing a refuge from the intense traffic and car- oriented Cottonwood Road. The City has approved open space with public access qualifying as an allowed use and to satfsfy parkland dedicatfon requirements on other site plan projects. A residentfal site plan project, Remington Apartments 15433, was approved in 2015 to allow open space with public access with improvements in-lieu to satfsfy the parkland dedicatfon requirement within a commercial zoning district. We are seeking approval of the parkland dedicatfon proposal with the City Commission through the combinatfon of open space with a public access easement and improvements in-lieu for the Cottonwood Corner Apartments. For detailed parkland calculation chart, see page 8, and for a more detailed response to PROST parkland criteria, see page 11. 1393 5 Exhibit A Existfng Parkland Map Image Source: Bozeman GIS Meyers Park Bronken Park Subject Property Springhill Presbyterian Church Petra Academy Norton Phase I 1394 6 Image Source: Bozeman GIS Exhibit B 1/4 Mile and 1/2 Mile Radius 1395 7 Exhibit C Open Space & Parkland 1396 8 Exhibit D Publicly Accessible Parkland 1397 9 Total Parkland Area or its equivalent dedicatfon required by Code: Lot size x Max Density Cap x Park Dedicatfon Factor = Total Parkland (Land and Cash) 3.72 Acres X 12 Units/Acre X .03 Acres = 1.34 Total Acres (Land and cash) * Required Parkland to be provided per density cap = 0.89 acres (38,890 SF) 3.72 acres x 8 units/acre x .03 parkland requirement Cash-in-lieu for density above 8 units/acre: 1.34 acres—0.89 acres = 0.45 acres (19,602 SF) Parkland Calculatfons per Sectfon 38.27.020, BMC Site Plan Applicatfon Proposal: Open Space with public access 0.72 acres (31,506 SF) > Qualifying Parkland provided on-site Sec 38.27.080, BMC Stormwater detentfon/retentfon ponds cannot be counted 0.59 acres (25,641 SF) Dedicatfon or equivalent remaining Proposed as Cash-in- lieu 0.3 acres (13,250 SF) Appraised Land Value and Cash-in-lieu Sectfon 38.27.030.C ($0.92 per SF) $0.92 x 0.3 acres (13,250 SF) $12,189 Cash-in-lieu in excess of 8 DU $0.92 x 0.45 acres (19,602 SF) $18,034 Foregone Parking Improvements Parking asphalt, curb, gutter (@$1,166/Space) 12 spaces x $1,166 $13,992 Total Cash-in-lieu $44,215 Improvements-in-Lieu Estfmated Cost of Improvements In Excess of Baseline Requirements Pavilion, additfonal Trees, Shrubs, Grill, Paths, Play Decks, Benches, Picnic Tables, Trash Receptacles $45,672 (see page 10 for cost breakdown) Estfmated Cost of Required Landscape “Park” Improvements Street Trees, Lawn, Reclaimed seeding, irrigatfon, sidewalk, finish grading, earthwork $34,864 1398 10 Draft Statement of Probable Cost as of September 7, 2016 Quantity Unit Unit Cost Total Item Contingency TOTAL SITE CONSTRUCTION Landscape Deciduous Trees Ea $300.00 $3,600 $360 $3,960 Coniferous Trees Ea $800.00 $5,600 $560 $6,160 Subtotal $9,200 $920 $10,120 Other Site Construction Paths (Crushed Fines) Linear Ft $6.00 $4,272 $427 $4,699 Play Decks (wood) Ea $600.00 $1,200 $120 $1,320 Subtotal $5,472 $547 $6,019 Site Amenities Benches 2 Ea $1,500.00 $3,000 $300 $3,300 Shade Shelter 1 Ea $9,000.00 $9,000 $900 $9,900 Picnic Pavilion 1 Ea $15,000.00 $15,000 $1,500 $16,500 Picnic Table 2 Ea $1,500.00 $3,000 $300 $3,300 Trash Receptacle 1 Ea $500.00 $500 $50 $550 Grill 1 Ea $500.00 $500 $50 $550 Subtotal $31,000 $3,100 $34,100 TOTAL $45,672 $4,567 $50,239 Improvements in-lieu Cost Estfmate 1399 11 Parkland Dedication Criteria/ Cash-in-lieu Criteria per PROST Parkland dedications, with the possible exception of a natural amenity or linear parks, should have excellent visible access and be easily identifiable and recognizable as a public space where everyone is welcome. The proposed parkland is located the corner of S Cottonwood Road and W Babcock Street, which is highly visible by vehicle, bicycle and pedestrian traffic. The park includes 6’ Class II Gravel Trails which allow for internal circulatfon and connect the park amenity to the existfng sidewalks on Cottonwood Road and West Babcock Street. A narrower gravel path winds along enlarged detentfon pond through a wooded area to create a “forest trail”. A picnic pavilion with tables is located centrally to promote small neighborhood gatherings. A small seatfng area is located along the “forest trail”. The park will also include an open turf area for actfve play. Wooded berms are designed to provide opportunitfes for children to partfcipate in imaginatfve group play such as hide and seek or capture the flag and include small deck platiorms to use as “home bases” or “forts”. Wherever possible, parkland dedications should implement recommended projects outlined in this document. Any physical feature which is the focus of a corridor, such as a stream corridor, railbed or ridgeline, shall be included in the dedication. The watercourse along the western portfon of the open space site is a shallow swale with perennial flow and a few patches of existfng vegetatfon. There is a narrow buffer separatfng it from the agricultural land use that previously characterized the site. The watercourse was piped in the development just upstream of this project and is proposed on the southern half of the project site. The watercourse terminates into a culvert that conveys the water under Cottonwood Road. These existfng conditfons limit the habitat value of the watercourse. The proposed landscape will re-establish some of the habitat value by preserving the existfng natfve vegetatfon and plantfng natfve vegetatfon including trees, shrubs, grasses, sedges and forbs with in the different zones of the setback per the guidelines established in Artfcle 23, Sec 38.23.100 of the Bozeman Municipal code. All along the watercourse the proposed vegetatfon shall be appropriate to the environment. The size and shape, and/or purpose of the parkland proposed for dedication is appropriate for the location; the topography is appropriate for the size and shape, or purposes of the proposed dedication. The proposed park area is generally considered a pocket park or mini-park. The PROST plan states that mini-parks should provide at least 50 feet of frontage on public or approved private streets. And that these parks generally are between 2,500 square feet and one acre in size. The proposed park has over 50 feet of frontage on a public street and is approximately .59 acres. Pocket parks are typically created on single vacant lots, small, irregular pieces of land or a component of the public space requirement of large building projects. The proposed park locatfon is ideal as it is a small park between two larger neighborhood parks with a 1/4 mile. Proximity to Existing Parkland Two neighborhood parks are within a ¼ mile of the proposed project locatfon, Bronken and Myers (Valley West) Parks (see Exhibit B). Size of Land Available for Parkland and Housing Density The proposed project site is 3.90 acres in size. The project is made up of three lots, zoned B-1 and R-O. With the constraints of the existfng watercourse, required parking, stormwater management, and constructfon of high density housing, no additfonal parkland can reasonably to be provided onsite. 1400