HomeMy WebLinkAbout26.1_Mayfly Townhome CIL Park Letter & Calcs
cushingterrell.com
January 3, 2023
Matthew Lee
City of Bozeman Parks Department
121 N Rouse Ave
Bozeman, MT 59715
Dear Matthew,
Please consider the following response to the city criteria for cash in lieu of parkland dedication requests as
required for the Mayfly Townhomes Preliminary Plat application #22310 and description of how the proposal
will meet the needs of residents and is consistent with long range planning for city parks.
The Mayfly Townhomes is proposing to satisfy the parkland dedication requirement using a combination of
1.31 acres of dedicated parkland and the equivalent of .20 acres using cash in lieu. According to city
dedication requirements, at a projected density of 14.81 dwelling units per acre, Mayfly Townhomes density
exceeds the 12 DU per acre maximum resulting in a parkland obligation of 1.51 acres.
Mayfly Townhomes Parkland Table
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NORTON RANCH PHASE 4
The site for the proposed Mayfly Townhomes is located on Lots 1-4 of Block 11 in the Norton Ranch Phase 4
subdivision. According to the Parkland Tracking Table included on the plat, when Block 11 was platted, 1.31
acres of Norton Ranch parkland was accounted for for the development of these parcels. At the time of Final
Plat for Phase 4 (including 96 DU's for Block 11), Norton Ranch subdivision had an excess of dedicated
parkland totaling 0.26 acres.
According to an updated Norton Ranch Parkland Tracking Table included in the August 2020 Parks Master
Plan submitted & approved for Preliminary Plat of Norton Ranch Phase 5A, 1.31 acres of parkland remains
allocated for the development of Block 11. Not only is the development of Block 11 continued to be
accounted for, but with additional parkland dedicated in Phase 5, the total excess parkland for Norton Ranch
Subdivision is now 1.97 acres.
As supported by the Parks Department, due to the fact that Final Plat was approved for Block 11 in Phase 4
and that an excess of parkland remains for Norton Ranch Phase 4 and Phase 5, there is sufficient parkland
set aside in the Norton Ranch Park system to satisfy a Parkland obligation of 1.31 acres for the development
of the Mayfly Townhomes.
CASH-IN-LIEU
An equivalent of .20 acres of cash-in-lieu is required to meet the city parkland dedication requirement. At
the current rate of $2.30/SF, $19,740.02 is required. This is an estimation, as a final valuation will be
determined at the time of final plat of the subdivision.
RESOLUTION 4784
The City of Bozeman passed Commission Resolution No. 4784 to establish criteria for the evaluation of
whether land dedication, cash donation or improvements is most suitable for a development. As
contemplated during the Phase 4 Norton Ranch subdivision review, the park strategy proposed in this
application relies on the Norton East Ranch Subdivision Plat approved in 2019 and proximity to existing
parkland in order to mitigate recreational requirements.
The Mayfly Townhomes site, Block 11, Lots 1-4, was plated in the Norton East Ranch Subdivision Phase 4 for
96 apartments. During the subdivision review for Phase 4, the city approved a combination of CIL and
dedicated parkland and parkland credit from previous subdivision approvals. The apartments planned for
Block 11 and noted on the parkland tracking table were ultimately never constructed.
A property ownership change occurred in 2021 and the new owners are proceeding with a new Preliminary
Plat application for the construction of 62 Townhomes. The total parkland obligation for this development is
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1.51 acres. After applying 1.31 acres of parkland dedicated during Norton Ranch Phase 4, this application
seeks to satisfy the remaining .20 acres of parkland obligation using CIL.
CONSISTENCY WITH COMMISSION RESOLUTION NO. 4784
This request to use CIL of parkland dedication is consistent with the criteria outlined in Resolution No. 4784.
• The proposed cash-in-lieu is consistent with the density requirements of Section 38.27.020.A, BMC.
As outlined in the Mayfly Townhome Parkland Tracking Table, the total CIL proposed is based on a net
residential density of 4.19 acres and 12 dwelling units/acre and the 1.31 acres of parkland approved in
Norton Ranch 4. After applying 1.31 acres of parkland dedicated with Phase 4, an equivalent of .20 acres of
cash-in-lieu is required to fully satisfy the city parkland dedication requirement. At the current rate of
$2.30/SF, $19,740.02 is required. This is an estimation, as a final valuation will be determined at the time of
final plat of the subdivision. This calculation is consistent with density requirements outlined in Section
38.27.020.A, BMC.
• The travel distance from the nearest point of development to the nearest point of two or more
existing neighborhood, community or regional parks is within 0.25 miles of the development site.
The Mayfly Townhome site was initially included within Phase 4 Norton Ranch Subdivision and the
associated parkland for the subdivision was designed and approved to meet the needs of future residents.
As such, the project is located within 0.25 miles of five (5) existing neighborhood parks within the Norton
Ranch Subdivision Park system. In addition, the Mayfly Townhomes will also be in close proximity to a future
park network currently under development on property to the south.
Existing Parkland within .25 miles of Mayfly Townhomes
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• The acceptance of cash-in-lieu enables accomplishment of other City priorities such as infill,
enhancement of existing parks to better serve the dedicating development and other users.
The CIL payment will provide resources to improve the existing Norton Ranch Park design. While it is
understood that dollars will not be earmarked for specific improvements on specific parkland, the additional
revenue will create opportunity to improve under-designed spaces which need enhancement or older park
amenities that require replacement or maintenance.
• The expressed preference of the developer.
Payment of CIL to mitigate recreational needs of future Mayfly Townhome residents is preferred by the
applicant. Further, CIL was previously approved by the city for development of this parcel, this request aligns
with that request and historic city approval.
Thank you for considering this request. Please contact me at 406.922.7128 should you have any questions.
Sincerely,
Nicole Olmstead, AICP
Land Planner