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HomeMy WebLinkAbout19263 Nexus Point Master Site Plan CILP and Lantern Park Master Plan memo MEMORANDUM ---------------------------------------------------------------------------------------------------------- TO: RECREATION AND PARKS ADVISORY BOARD FROM: ADDI JADIN, PARKS PLANNING AND DEVELOPMENT MANAGER RE: 19263 Nexus Point Master Site Plan and 19262 Site Plan DATE: March 10, 2020 ---------------------------------------------------------------------------------------------------------- Prior review comments and updates: 1) August 2, 2019 Parks Comment: Planning comment #2 from Informal Application 18539 was not addressed. All parks must have frontage along 100% of their perimeter on public or private streets or roads or meet the criteria for a reduction to not less than 50%. Please provide specific analysis of the percentage of parkland frontage on public or private streets or roads for the Nexus Point proposal and describe how the criteria for the reduction are met. The amount and quality of frontage must be improved—for example, rather than fronting on private parking lots, where frontage must be adjacent to developed lots, buildings should be cited along the park or a yard to mitigate. Consider showing that every parking space missing from frontage reduction is provided or that other mitigation is provided. March 10, 2020 Update: Based on the exhibit provided October 24, 2019 and updated Master Plan drawings, the minimum frontage of 50% is provided. Mitigation for approximately 50% of frontage is deemed to be provided, in accordance with Section 38.420.060.A. due the presence of a watercourse along the east of the park and the inclusion of direct pedestrian access to the park perimeters without public access. 2) Staff does not support the proposed ratio of parkland to Improvements-in-lieu of parkland. Required parkland contribution is 2.58 acres with the equivalent of 1.29 acres to be provided as cash-in-lieu (or improvements-in-lieu) of parkland. The applicant’s proposal of 1.18 acres of land is only 45.7% of the required parkland contribution. In an area of high-density residential development and with a park not meeting frontage requirements, the significant reduction of parkland does not appear to meet the criteria for acceptance of cash-in-lieu as established in Resolution 4784. Upon resubmittal, please address the criteria for the CIL request that goes beyond the required equivalent of 4 du/acre at 1.40 acres. March 10, 2020 Update: Revised plans increase parkland contribution for Nexus Master Site Plan to 1.75 acres with the inclusion of a 30-foot wide linear park at the west boundary of the Comment Resolved Correction Required property. The result is a land contribution of 69% which is acceptable to Parks staff, considering the accompanying Improvements-in-lieu proposal. CODE CORRECTION: Irregular lots are not allowed per Sec. 38.410.030.A. Park boundary limit/easement description should be designated at 1 foot inside sidewalk along S. 21st Ave to coincide with where a lot would be created. Meandering trail edge cannot be used for easement edge. Revise Park Master Plan drawings to show calculation based on revisions. Revise Park Master Plan to show the entire parkland including the n-s watercourse area. Include dimensions and area. CODE CORRECTION: 38.420.020.D.To ensure coordination when parks are being created by a multiphase development, the entire parkland dedication must be accomplished at the time of the initial phase of the development. Parkland easement documentation is required. CODE CORRECTION: Per 38.550.070.A.2. Linear parks must include boulevard trees and irrigation at average of 1 per 50 linear feet. CONDITIONS OF APPROVAL: Staff supports inclusion of the linear trail as part of park plan with improved surface (concrete) and widened pathway (10 feet) according to Class IB trail design specs outlined in Appendix C of the PROST Plan (see Figure on page C-7). 3) Recreation and Parks Advisory Board Subdivision Review Committee discussed this item at their meeting on July 25th but did not take any action because of the aforementioned code corrections and request for further clarification. The CIL proposal will be reviewed by the committee upon revision. Staff recommends discussion of the CILP approval criteria below followed by motion. RECOMMENDED MOTIONS: 1) I move to recommend approval to the review authority of the Lantern Park Master Plan, associated with Nexus Point Master Site Plan Application 19263 and Graf Street Apts Master Site Plan Application 19308, pending code corrections and conditions of approval. 2) I move to recommend approval to the review authority of the Nexus Point Master Plan Improvements-in-Lieu of Parkland Request, pending code corrections and conditions of approval. Motion required Pursuant to section 38.420.030.A, BMC, 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. For the purposes of this section construction of park improvements above the minimum improvements required by ordinance may be allowed as a method of cash donation. All proposed dedication of land and cash-in-lieu must meet standards of 38.420., BMC. Project Project Name: Nexus Point Type: MASTER SITE PLAN File Number: 19263 Project Address: Zoning Classification: R-O Description: MIXED USE DEVELOPMENT Calculations WITH DENSITY CAP Parcel size 10.57 acres Units Unknown Density Max 8 UNITS/ACRE With Density Cap Yes: 8 DU per acre x 10.57 acres = Parkland owed for 84.56 units Land area required 84.56 units x 0.03 acres/unit = 2.54 acres ( approximately 1.75 acres provided) 0.79 acres/ 34,412.40 sf Value per sq/ft City established value $1.60 City approved cost appraisal NA Total cash required $55,059.84 Future Cash- or Improvements-in-Lieu Required Equivalent of 4 DU per acre to reach max of 12 DU per acre $88,513.92 Proposal Applicants propose to meet all park requirements with MSP Required: $143,573.76 Proposed: $172,877.50 *Amount due at Master Site Plan Approval up to equivalent for 8 dwelling units per acre; subsequent Site Plans require CILP for balance of parkland up to the equivalent land for 12 du/acre. The Improvements-in-lieu proposed at MSP exceed the 12 du/acre requirement so no new parkland or Cash-in-lieu would be required at subsequent development. Review Criteria The Bozeman City Commission delegated authority to the Parks and Recreation Director the authority to evaluate requests for authorization of accepting cash-in-lieu and improvements-in-lieu of parkland dedication through Resolution 4614. Further, Resolution #4784 establishes criteria for evaluation of requests for use of cash-in-lieu and improvements-in-lieu of parkland dedication pursuant to section 38.420.030. This delegation includes approval of acceptance of improvements-in-lieu as a subset of cash-in-lieu. Additional guidance is given in Resolution 4784, subsection 3, which may preclude acceptance of cash/improvements-in-lieu even if other criteria are favorable. Findings FINDINGS, CHECK ALL THAT APPLY The City’s preference for acquisition of real property for parks. The desirability and suitability of land within or proposed by the developer for parks and playground based on size, topography, shape, water supply, location or other circumstance. Proximity of the development to existing parks and recreation facilities. Type, function of and facilities including within nearby park(s) (i.e. pocket parks, special use park, neighborhood park, community park, etc.). The level of service (as defined in the adopted city-wide park master plan) provided by nearby parks(s). Correspondence with the City’s adopted city-wide park master plan. Whether the proposal provides an opportunity for partnerships, or whether grant funds are currently available. Whether the developer or future property owners are required to particulate in the costs of maintenance of nearby park or recreational facilities. Long term availability of city funds for maintenance of the proposed facilities. The expressed preference of the developer. WHEN CASH-IN-LIEU WILL ALWAYS BE ACCCEPTED Development is located within the B-3 zoning district Section 38.420.020.A requires payment of cash-in-lieu. FACTORS FOR CONSIDERAION OF IMPROVEMENTS-IN-LIEU are consistent with the master plan for the park where the improvements are proposed, Are included in the city’s most recently adopted city-wide park master plan, or Are included on the capital improvement program for the Parks and Recreation Department. Must be consistent with the city’s approved specifications for park equipment and improvement. THE REQUEST DOES NOT MEET THE STANDARDS FOR CASH-IN-LIEU OF PARKLAND DEDICATION. DIRECTOR SIGNATURE Mitchell J. Overton, MS, CPRP , Director, Parks & Recreation CONDITIONS OF APPROVAL 1 Review by the Recreation and Parks Advisory Board Subdivision Review Committee is required prior to final Parks and Recreation Director approval. 2 Parkland Tracking Table and Improvements-in-Lieu required amount must be included on the Site Plan cover sheet. 3 Linear park trail must meet the concrete Class I trail spec from PROST Appendix C (concreate surface, minimum of 10-feet wide) 4 Park sign plan must provide signage at all park frontage with a street (see Code Correction 6) CODE CORRECTIONS 1 Section 38.420.030.D. Where a cash donation has been accepted in-lieu of land dedication, the amount of cash donation (or improvements in lieu) must be stated on the final plat or plan as appropriate. 2 Linear parks must include boulevard trees and irrigation at average of 1 per 50 linear feet per 38.550.070 3 Per Sec. 38.410.030.A. Park easement may not use irregular meandering lines and must be set at 1’ inside sidewalk 4. Parkland easement is required at Master Site Plan approval per 38.420.020.D 5. Update Improvements-in-lieu proposal to identify which improvements meet “required” dollar amount of $143,573.76 6. Per Sec. 38.420.080.A, A signage plan is required in accordance with Appendix G of the PROST Plan and shall use City standard sign as required by Resolution 5092 (Park-naming policy). Include in the sign plan the proposal for posts meeting Section 38.420.080.B.