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HomeMy WebLinkAbout19401 COTTONWOOD PRELIMINARY PLAT MEMORANDUM --------------------------------------------------------------------------------------------------------------------- FROM: ADDI JADIN, PARKS PLANNER AND DEVELOPMENT MANAGER TO: SUBDIVISION REVIEW COMMITTEE OF RECREATION AND PARKS ADVISORY BOARD RE: COTTONWOOD SUBDIVISION PRELIMINARY PLAT APPLICATION 19401 DATE: OCTOBER 10, 2019 -------------------------------------------------------------------------------------------------------------------- The park plan describes parkland and improvements-in-lieu up to the density cap for future development which is 12 units per acre. Based on the net residential lot area of 16.89 acres, the parkland required at the time of subdivision for 8 dwelling units per acre is 4.05 acres. The applicants propose 4.28 acres of land which creates a surplus of 0.23 acres. Subsequent development requires the balance as cash- or improvements-in-lieu for 4 dwelling units per acre which is an additional 2.03 acres. The additional land given at subdivision may count as a credit, resulting in the need for cash- or improvements-in-lieu equivalent of 1.80 acres at the time of subsequent development. The additional proposal must be reviewed based on city- accepted market value of land at the time of site plan completion. A note indicating that CIL equivalents are estimates must be added to the park plan tracking tables. Phasing notes indicate that a 2.64-acre neighborhood park would be developed in Phase 1, while the improvements in the linear parks along Farmers Canal would be completed in Phase 2. Staff does not agree that base park improvements in the linear parks can be deferred beyond the final plat approval without an improvements agreement. See suggested code correction #5 below. A recommended motion for Subdivision Review Committee follows the code corrections and conditions of approval. Any additional comments for applicants/DRC committee will be added to the memo and provided to applicants following meeting. The following code corrections are required prior to preliminary plat approval: 1. BMC 38.220.060.A.16. The following elements of the Park Plan must be corrected: • Please provide park plan drawings as separate, individual electronic sheets so that resolution of the drawings is legible on a large screen. • The fair market value of land for cash-in-lieu of parkland purposes is determined at the time of final plat completion (see comment 2). Please note that valuations are estimates within the tracking table. 2. BMC 38.420.080.B. The park boundary bordering all private lots must be delineated at the common private/public corner pins in accordance with this section. Delineation is required between linear parks and private lots. 3. PROST Plan Appendix G: The Developer shall prepare a signage plan for parks and/or trails in new developments. The signage plan will include: A map(s) showing sign locations. A list of signs, sign posts and sign totems to be installed, indicating content, materials and location of each sign. 4. A park name is required prior to park plan adoption. There is guidance in the PROST Plan (page 11-6) which states that the proposed name must be appropriate to the area or facility being named; be easy and concise to pronounce; have some historic significance, be a memorial, etc.; and not be similar to an existing name. 5. BMC 38.420.080.A.1. and 2. At a minimum, all parks must be improved to the standards of this section (minimum improvements to land dedications and irrigation) prior to final plat. The additional requirements of 38.420.080 and the PROST Plan may be financially guaranteed prior to final plat. Phasing comments in the park plan must be updated. 6. BMC 38.420.030.C. The currently adopted fair market value of land is $1.60 per square foot. The park plan must be updated to reflect the fair market value at the time of final plat completion. The next appraisal is scheduled for March 2020. The following code corrections are required prior to final plat approval: 7. BMC 38.220.060.A.16. The following elements of the Park Plan must be corrected: • Remove open space, boulevard, and detention pond landscaping sheets and notes from the park plan submittal. • Irrigation and water supply must be designed so that the system for parks is separate from that for open space, boulevards, or other private lots. 8. BMC 38.420.030.D. Where a cash donation has been accepted in-lieu of land dedication, the amount of cash donation must be stated on the final plat or plan as appropriate. 9. After the proposal is approved or conditionally approved by the City Commission, the applicant must submit 2 copies of the new or amended park master plan to the Planning Department. Conditions of Approval: 10. Condition of Approval: When a park master plan is being prepared for a newly dedicated park, as part of the subdivision review process, the Planning Department will prepare a resolution and schedule it for City Commission consideration. 11. Condition of Approval: Condition #8 on preliminary plat sheet 3 of 3 states that open space maintenance will be the responsibility of parks upon adoption of a parks and trails district. The condition must be removed. 12. Condition of Approval: Park improvements from 38.420.080 and the PROST Plan must be completed prior to final plat approval or an improvements agreement is required. Applicants may not financially guarantee the requirements from 38.420.080.A.1 and 2. 13. Condition of Approval: Perimeter fencing of the park at boundary with land outside the subdivision is required. 14. Condition of Approval: The drive access serving the pavilion must be signed as a loading zone and requires approval by engineering for separation from the intersection. • Advisory comment: Moving the access to the north of the pavillion may allow for back- in loading which may be preferred for pedestrian safety. 15. Condition of Approval: Any significant changes to the park plan must be reviewed by the Subdivision Review Committee prior to final plat approval. Recommended Motion: Having reviewed and considered the application materials, staff memo, public comment, and all information presented, I hereby adopt the findings presented in the staff memo for application 19401 and move to recommend approval to the City Commission of the Park Master Plan for Cottonwood Subdivision subject to conditions and all applicable code provisions.