HomeMy WebLinkAbout19436 - DRC Comments - 12-31-2019
December 31, 2019
Sarah Rosenberg, Associate Planner
City of Bozeman Department of Planning and Community Development
P.O. Box 1230
Bozeman, MT 59771-1230
Re: Bozeman Gateway Ph 4 Subdivision Preliminary Plat Resubmittal
COB#: 19436
MMI#: 3638.009
Dear Sarah:
This letter is to provide written responses to the comments stated in the DRC review memo dated
November 14, 2019. Below are our responses associated with each comment.
DRC COMMENTS:
Project Description: A Subdivision Pre-Application to create a Major Subdivision 17 lots, 5 common
areas and 3 open space areas.
Project Location: Remainder tracts of Tract 2A of the Amended Plat of West College, Minor
Subdivision Number 195.A.
Recommendation: Staff finds the application to be inadequate for continued review. Based on the layout
provided, there are two possible approaches to address the gaps between the proposed Preliminary Plat
and the existing PUD Development Manual:
1. Apply for a modification application to the PUD separately addressing the modifications
identified as stated below in comment number 1 of Section 2 Code Corrections from Planning; or,
2. As a supplement to the Phase IV Preliminary Plat application, include a phasing plan that
identifies the residential component, lot layout, and clarification of open space and parkland. See
comment number 2 below for more information.
The applicant will provide this information in the resubmittal
SECTION 2 – CODE CORRECTIONS
PLANNING COMMENTS, SARAH ROSENBERG, SROSENBERG@BOZEMAN.NET:
1. The following modifications to the PUD are required. Dependent on the extent of the
modifications requested, it could be either a major or minor modification. Reference back to the
email provided by Brian Krueger dated September 6, 2018 (attached).
2. The following modifications can be supplement to the Phase 4 Preliminary Plat revisions
submittal.
a. Setback Table: This has not been updated over the past few modifications that have
modified the setbacks. Modify the chart to reflect these new setbacks and any additional
that would be proposed with Phase 4.
An updated setback table has been provided in the resubmittal.
b. Lot Layout: Although the amount of lots was accounted for in the preliminary PUD and
the general layout of the subdivision, an updated lot layout needs to be reflected in the
PUD (i.e. Lot 34)
An updated lot layout will be provided in the resubmittal.
c. Residential Component: Per the Findings of Fact from Z-05217D, the residential
component is required in Phase 4 that requires 70 or more dwelling units to be located
above the Life Style Center adjacent to the southern edge of Technology Boulevard and
two multistory residential structures along Garfield. Within the Land Use and Public
Lands section of the Appendices, two lots are proposed to have multi-household
residential that Identify which lots and include a phasing plan that states at what point in
the development of this phase, the residential component is expected to be built. A
Condition of Approval and Notice on the Plat will be identified with the revision to this
application.
A residential Phasing plan has been provided in the responses section. A Cash-in-lieu
of Parkland tracking table has been included. The table indicates which lots are
planned (at this time) to include residential.
d. Clarification of Open Space & Parkland: Open space 7, 8, and 9 were identified as
parkland per the implementation plan that was required by City Commission. It was
identified that 1.62 acres are proposed to be parkland within the development. However,
1.72 acres of open space is referenced in the Parks and Recreation Facilities section of the
Appendices. Clarify where 1.62 acres originated from in the implementation plan. The
Parks Department is generally supportive of accepting cash-in-lieu of parkland, however,
a parkland tracking table will be required. Cash-in-lieu for the minimum of 70 dwelling
units over the net acreage of the development will be required with preliminary plat
approval. Any increase beyond 70 dwelling units will require additional cash-in-lieu of
parkland at the time of future development. See further comments from Parks below.
In late January, early February of 2014 there was some interest to develop a residential
component in Phase 4. As part of that development it was determined to convert Open
Spaces 7, 8 and 9 to dedicated parkland. At that time Open Spaces 7, 8 and 9 were
planned to be 1.62 acres in size. A recalculation of PUD points was competed to see if
the PUD still met the minimum 20 performance points with the conversion. The 20-
performance points were still met. A minor modification to the development manual
(PUD) was done to provide the ability to convert Open Space 7, 8 and 9 into parkland.
Unfortunately, the residential component did not happen at that time. Since then, more
code research has been completed on the requirements of dedicating parkland. The
current PUD does not have the ability to meet the current code for parkland dedication
in the conversion of Open Spaces 7, 8 and 9. The Owner has decided to submit Phase 4
Preliminary plat with the original concept of Open Spaces 7, 8 and 9. When residential
is submitted for Phase 4, the Owner would like to provide Cash-in-lieu of parkland
instead of parkland dedication. During marketing and research of the current Phase 4
layout, Open Spaces 7, 8 and 9 changed slightly and now add up to 1.72 acres.
3. Based on the relaxations granted with the original PUD (Z-05217D) that exclude the requirement
of lots to have 25 feet or frontage on all improved public or private or improved alley, lots 26, 34,
and 42 do not need to meet frontage requirements. However, they must have proper utility
easements.
Lots 26, 34 and 42 will have the appropriate utility easements see responses to engineering
comments for more detail.
4. A landscape plan is required. It only needs to illustrate landscaping in public areas (i.e. public
right of way, perimeter, open space, pedestrian plazas).
A landscape plan has been provided in this resubmittal.
5. There is a discrepancy between the narrative and the Educational Facilities and Land Use and
Public Lands items in the appendices. One is stating that there will be possible residential, while
the other is saying there will be 160 units, and the other is saying two lots. Ensure that these are
consistent with the other. As stated above, 70 units are required with the Conditions of Approval
for when the PUD was approved in 2005. Provide the location in the PUD where 160 residential
units is referenced.
The discrepancy exists because the PUD requires a minimum of 70 units and the Owner is in
consideration that a maximum of 160 may be potentially installed. The higher number was
presented to the school district as a conservative estimate for their approval.
ENGINEERING COMMENTS, ANNA RUSSELL, ARUSSELL@BOZEMAN.NET:
· See attached comments dated November 4, 2019
Responses to engineering comments are included in the resubmittal.
PARKS COMMENTS, ADDI JADIN, AJADIN@BOZEMAN.NET:
1. Documentation of compliance with the parkland dedication requirements of Section 38.420,
BMC must be provided with the final plat. A table showing the parkland requirements for the
subdivision and the method of meeting the parkland dedication must be included on the final plat
conditions of approval sheet. The table shall explicitly state how much parkland credit was
allocated for each lot within this phase. This table shall include but not be limited to listing all
dedicated parkland requirements, parkland or parkland credits and areas not credited towards
parkland (i.e., detention/retention areas, watercourse setbacks, wetlands, common open space,
parking facilities) and the total area of each.
A table showing the parkland requirements for the subdivision is provided in the appendices.
If you should have any questions regarding these comments, revisions and corrections for the Bozeman
Gateway Phase 4 Preliminary Plat don’t hesitate to contact me,
_____________________________
James A. Ullman, PE
Project Manager