HomeMy WebLinkAboutLaurel Park Condominiums request for cash in lieu_12
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Chris Saunders, Policy and Planning Manager Wendy Thomas, Director of Community Development
SUBJECT: Approve request for Cash in Lieu of Parkland Dedication for the Laurel
Park Condominiums site plan, 964 Longbow Lane, File Z14214.
MEETING DATE: September 15, 2014
AGENDA ITEM TYPE: Action
RECOMMENDATION: The City Commission approve the request for cash donation in-lieu of
land. SUGGESTED MOTION: “Having considered the information provided by staff, considered
public comment, and considered all of the information presented, I hereby adopt the findings
included in the staff memorandum for application Z14214 and accept the provision of $32,409
cash in lieu as meeting the required parkland dedication.
BACKGROUND: At the time of the original subdivision of the property the site was designated for commercial activities. Therefore no parkland was provided with the initial
subdivision. The property was recently rezoned from commercial to residential uses. A site plan
review was conducted in 2014 in which the applicant proposed 31 homes on the site. This would
normally require 0.93 acres of land dedication. The development of residential property requires provision of parkland or its equivalent. The subject property is Lot 1, Block 4, Laurel Glen Subdivision, Phase 1, located in the S ½ of Sec. 4, T2S, R5E, P.M.M, City of Bozeman, Gallatin
County, Montana. The subject property is bounded by Laurel Parkway, Longbow Lane, Annie
Street and Glenellen Drive.
The 31 dwellings require parkland dedication, cash in-lieu of parkland dedication, or a combination of cash in-lieu and park land dedication. It is the expressed preference of the developer to provide cash in-lieu of parkland dedication. Pursuant to Section 38.27.030.C,
BMC, the Applicant provided the necessary appraisal documentation to establish the fair market
value for the equivalent land dedication. The basis for the appraisal is “the fair market value is
the value of the unsubdivided, unimproved land after it has been annexed and given an urban zoning designation.” Required parkland dedication is equal to 40,511 square feet. The required appraisal shows the equivalent land cost at $0.80 per square foot which is in line with other
recent cash-in-lieu appraisals.
The ability to provide parkland within the site is quite limited and would substantially alter the
project. It would be difficult to design a park location that would comply with the City’s requirements for frontage.
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As shown on the attached map, the site is located across Laurel Parkway from two approved, but
not yet dedicated parks. The area in the Boulder Creek park located north of Annie Street has
been informally developed and does have a playground structure. The Recreation and Parks
Advisory Board subdivision review committee has considered the proposed use of cash-in-lieu of parkland and the appraised value and for this specific site recommends favorably on both.
The preliminary site plan approval included a condition under which the Laurel Park
Condominiums project will participate in funding the maintenance of the park they will benefit
from. That park is not yet platted and the home owners association which will care for it is not
yet formed. A term of the covenants for the Laurel Park Condominiums will be to agree to participate in maintenance on a fair share basis. The staff will verify that this language is included before the covenants are recorded and it will include a notation that the text may not be
modified or removed without the City’s consent.
UNRESOLVED ISSUE(S): None at this time.
ALTERNATIVES: 1) Accept the cash-in-lieu amount as described.
2) Reject the cash-in-lieu and require dedication of land which would require redesign of the
project.
3) As suggested by the Commission.
FISCAL EFFECTS: Per the attached appraisal, the anticipated payment for cash in lieu of
parkland dedication for 31 dwellings at 0.03 acres per dwelling requires 0.93 acres total. The
appraised value is $0.80 per square foot. Therefore, the cash in-lieu for this project is $32,409.
Attachments: Site vicinity map
Park vicinity map
Request
Land Appraisal Site plan Report compiled on: September 3, 2014
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DURSTON RD
ANNIE ST
W OAK ST LONGBOW LN FORESTGLEN DR SAXON WAY ROSA WAY GLENWOOD DR LOXLEY DR GLENELLEN DR LAUREL PKWY SHADOWGLEN DR BAXTER CREEK WAY WESTGATE AVE LAUREL PKWY LAUREL PKWY LegendNew_ShapefileCity Limits
ProjectLocationMap
Revised:
This map was created by theCity of BozemanDepartment of Planningand Community Development
¯
1 inch = 365 feet
Intended for Planning purposes onlysome layers may not line up properly.
Subject Property
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Oak Street
Annie Street
Durston Road
Laurel Park Condominiums location
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Annie StreetGlenellen DriveLaurel ParkwayLOT 7LOT 10LOT 6LOT 1LOT 10LOT 1LOT 9LOT 8LOT 1LOT 8LOT 1BLOCK 34BLOCK 8BLOCK 9N 00°00'00" E 426.04'S 79°14'29" E 198.48'S 05°11'38" E 287.75'N 84°48'22" E96.76'Longbow LaneBLOCK 7BLOCK 3BLOCK 17BLOCK 18LOT 3AMinor Subdiv. No. 201AMinor Subdiv. No. 201ALOT 2AProposed Drive20.0020.004.0027.0020.00LPLPETEET
BENCHMARK:ARROW BOLT, HYD #1695ELEV = 4,728.5447334732473247324732473 1 4731473147314730 473047304730473 0
4 72 94729472947294728 47284728472 8472747274727472747274726STOP/STREET SIGNROUNDABOUT SIGNYIELD SIGNCROSSWALK SIGNINSTALL NON-RESIDENTIALDRIVEWAY APPROACH PERCOB STD DWG NO. 02529-13INSTALL NON-RESIDENTIALDRIVEWAY APPROACH PERCOB. STD. DWG. NO. 02529-13Phase 1Phase 2Phase 3Phase 16Phase 7Phase 6Phase 5Phase 4Phase 8Phase 9Phase 10Phase 11Phase 12Phase 13Phase 14Phase 153BR3BR4BR3BR3BR3BR3BR3BR3BR3BR3BR3BR4BR3BR3BR3BR3BR4BR3BR3BR4BR3BR3BR3BR4BR4BR3BR3BR3BR3BR20.00LOT 14.4928 ACRES195,705 SQ.FT.BLOCK 4R-1 ZONINGR-3 ZONINGR-1 ZONINGR-3 ZONINGPLI ZONINGB-1 ZONINGR-1 ZONINGR-3 ZONINGR-2 ZONINGPROPOSED 31' UTILITY EASEMENTPROPOSED 27' PUBLIC ACCESS EASEMENT15' SIDE YARD SETBACK15' SIDE YARD SETBACK20' FRONT YARD SETBACK15' FRONT YARD SETBACK20' FRONT YARD SETBACK15' FRONT YARD SETBACK20' SIDE YARD SETBACK20' SIDE YARD SETBACK(Model Home)INSTALL RIGHT TURNONLY SIGN (R3-5R)STREETVISIONTRIANGLESTREETVISIONTRIANGLESTREETVISIONTRIANGLE12' UTILITY EASEMENT12' UTILITY EASEMENT12' UTILITY EASEMENT12' UTILITY EASEMENTSTREETVISIONTRIANGLEEXISTING 5' WIDE SIDEWALKEXISTING 5' WIDE SIDEWALKEXISTING 5' WIDE SIDEWALKEXISTING 5' WIDE SIDEWALKSNOW STORAGESNOWSTORAGESNOWSTORAGESNOWSTORAGESNOWSTORAGESNOWSTORAGEC1C2C3 C 4 C5C6C7C8N 81°15'37" W 237.63'PROPOSEDDEVELOPMENTSIGN LOCATIONS 84°48'22" W 78.44'PROPOSED 4' SIDEWALKEFOCEFOCPROPOSED PRIVATEUTILITY SERVICELOCATIONPROPOSED PRIVATEUTILITY SERVICELOCATIONEFOCPROPOSED PRIVATEUTILITY SERVICELOCATIONSNOWSTORAGECEFOSNOWSTORAGEPROPOSED PRIVATEUTILITY SERVICELOCATIONSNOWSTORAGECEFOPROPOSED PRIVATEUTILITY SERVICELOCATIONECFOPROPOSED PRIVATEUTILITY SERVICELOCATIONEFOCECFOPROPOSED PRIVATEUTILITY SERVICELOCATIONPROPOSED PRIVATEUTILITY SERVICELOCATION4BRR15.00SNKCKKKBPPPBSKKKKPSSSPPSKKBPPPCKKKPPKKKPSSKSSSBPKKBPPPKBPPCSNKKCPPPPBPPPPCSSKKPPPBSSKSSCSSKCSNBBSKKPPPBSSSSSCKSSCSSKKBPPCSNBPPPCSNKKKBPPPCSNKCSNSNSSSCCSNBSSKSKSSKSCSSKKBSKBSSKKCSNPSSCSSSSSCBPBPPCSNKPSKCCCCSCCSSSSCSPKPCSNBPPCSNCSCSSCCKKKSSPSSCSSNCPBKCBPPPKKBPPPKBPPPCSNKPPPCSSKCSSSSCKCSNKBPPPCSNKKPCCSSKPPCSSSSSCKCSKSSSCSSKKBPPPCCCSNPKKSSKKCKSSCBPPPCSNKKKCSCADJOINING PROPERTY LINEEXISTING MAJOR CONTOUR LINEUNDERGROUND ELECTRICAL LINEOVERHEAD POWER LINEGUY ANCHOR WIREUNDERGROUND GAS LINEUNDERGROUND COMMUNICATION LINESANITARY SEWER LINEWATER SERVICE CURB STOPSANITARY SEWER MANHOLEEXISTING CURB AND GUTTEREXISTING MINOR CONTOUR LINEUNDERGROUND CABLE TV LINEEXISTING SPOT ELEVATIONPROPOSED SPOT ELEVATIONPROPOSED DRAINAGE DIRECTIONPROPOSED CURB AND GUTTERLPFIRE HYDRANTWATER LINEWATER VALVELIGHT POLETRAFFIC SIGNPOWER POLEEASEMENT LINE(70.00)70.00SETBACK LINEPPLEGENDPROPERTY LINEFOUND 5/8" REBAR WITH 1 1/4 INCH PLASTIC CAP (C&H, #9518ES)PROPOSED DRAINAGE SWALESITECURVE TABLECURVE RADIUS ARC LENGTH CHORD LENGTH DELTA ANGLEC1 330' 91.88' 91.58' 15°57'09"C2 25' 27.88' 26.46' 63°53'46"C3 100' 52.08' 51.49' 29°50'25"C4 25' 24.41' 23.45' 55°56'39"C5 25' 24.41' 23.45' 55°56'39"C6 100' 45.74' 45.34' 26°12'31"C7 25' 26.3' 25.1' 60°15'51"C8 463' 112.6' 112.32' 13°56'01"0 40 80GENERAL NOTES:1. ALL CONSTRUCTION SHALL CONFORM TO THE ACCOMPANYING PLANS AND SPECIFICATIONS.2. THE CONTRACTOR SHALL VERIFY THE LOCATION OF ALL BURIED UTILITIES PRIOR TO THE BEGINNING OF CONSTRUCTION.3. TYPE 1 OR TYPE 2 TRENCH EXCAVATION MAY BE USED AT THE DISCRETION OF THE CONTRACTOR.4. TRENCH BACKFILL SHALL BE TYPE A, FOR ALL AREAS TO BE PAVED.5. THE INSTALLATION OF THE SANITARY SEWER SERVICE LINE FROM THE EXISTING SERVICE STUB TO THE BUILDING IS THE RESPONSIBILITY OF THE DEVELOPER.6. THE INSTALLATION OF THE WATER SERVICE LINES FROM THE EXISTING SERVICE STUBS TO THE BUILDING IS THE RESPONSIBILITY OF THE DEVELOPER.7. AN APPROVED DOUBLE CHECK BACKFLOW PREVENTION DEVICE MUST BE INSTALLED FOR EACH NEW BUILDING SHOWN, PER CITY OF BOZEMAN REQUIRMENTS.8. CONTRACTOR TO FIELD VERIFY LINE AND GRADE OF EXISTING SEWER AT SERVICE CONNECTION POINT TO VERIFY ADEQUATE FALL FOR SEWER SERVICE.9. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR ENSURING THAT THE PROJECT MEETS OSHA AND ALL APPLICABLE SAFETY REQUIREMENTS.10. GROUND MOUNTED MECHANICAL EQUIPMENT, INCLUDING, BUT NO LIMITED TO UTILITIES, AIR EXCHANGE CONDITIONING UNITS, TRANSFORMERS AND METERS SHALL NOT ENCROACH INTO THE REQUIRED YARD SETBACKS AND SHALL BE PROPERLY SCREENED WITH AN OPAQUE SOLID WALL AND ADEQUATE LANDSCAPE FEATURES. ALL ROOFTOP MECHANICAL EQUIPMENT SHALL BE INCORPORATED INTO THE ROOF FORM OR SCREENED IN AN APPROVED ENCLOSURE.11. PROPOSED DRY UTILITIES (ELEC, GAS, CATV, FIBER & PHONE) SHOWN ARE APPROXIMATE. FINAL LOCATIONS WILL NEED TO BE COORDINATED WITH THE UTILITY PROVIDERS. JUNCTION CANS, TRANSFORMERS AND BOXES SHALL BE LOCATED A MINIMUM OF 10 FEET HORIZONTALLY FROM ANY WATER AND SEWER SERVICE OR MAIN LINE.SCALE IN FEETCONTOUR INTERVAL = 1'NOT TO SCALEVICINITY MAP24 - 3 BR UNITS @ 3.0 SPACES PER UNIT = 72 SPACES 7 - 4 BR UNITS @ 4.0 SPACES PER UNIT = 28 SPACESTOTAL PARKING REQUIRED = 100 SPACESTOTAL PARKING PROVIDED - 62 GARAGE SPACES62 DRIVEWAY SPACES 11 ON STREET SPACES 135 SPACES TOTALAREA OF SIDEWALKS AND PATIOS = 15,810 SQ FTFLOOR AREA RATIO = 1 : 3.22PERCENT BUILDING COVERAGE = 38.8%AREA OF LOT 1 = 195,705 SQ FT (4.4928 ACRES)PERCENT SITE COVERAGE = 58.7%AREA OF BUILDINGS = 76,018 SQ FTR-2 MAXIMUM BLDG HEIGHT:SITE DATAAREA OF ACCESS DRIVE = 12,773 SQ FTREAR = 20'R-2 MINIMUM YARDS: FRONT = 15' (ADJACENT TO LOCAL STREETS)EXISTING ZONING: R-2 (RESIDENTIAL SINGLE HOUSEHOLD, MEDIUM DENSITY)AREA OF LAWN/LANDSCAPING = 80,860 SQ FTSIDE = 5' #13013Matthew B.Cotterman15873ESDESNECILMONTANAROYEVRU S DNAL-REENIGNE .FORP SITE ANDUTILITY PLANREV. DATELAUREL PARK CONDOMINIUMSLOT 1, BLOCK 4, LAUREL GLEN SUBDIVISION, PHASE 1LOCATED IN THE S 1/2, SECTION 4, T. 2 S., R 5 E. OF P.M.M., CITY OF BOZEMAN, GALLATIN COUNTY, MONTANAC1.0SHEETDRAWING DATE:4/2/140 3/5/14www.caddiseng.comCOMPACTED SUBGRADEBASE - 3" MIN.SUB-BASE COURSECRUSHED GRAVELTOPSOIL(TYP.)AS REQUIRED8.5"2.5"9"1"10"R2"6"7.5"18"12"12"R1. Subgrade or base course compaction shall conform to section 02230 (M.P.W. Specs., 1996 ed.)expansion material shall extend through the full depth of the curb and gutter.4. No curb and gutter shall be placed without a final form inspection by the City Engineer or his representative.2. Contraction joints shall be placed at 10' intervals and shall have a minimum depth of 3/4" and minimum width of 1/8".3. 1/2" expansion joint material shall be placed at all P.C.s, P.T.s, curb returns and at not more than 300' intervals. The4SCALE: NTSINTERIOR CURB & GUTTER DETAILNOTES:gutter replacement projects, washed rock may be used for the gravel base.6. Crushed gravel base shall meet the requirements of Section 02235 (MPW SPECS, 1996 ed.) For curb and5. Concrete shall be Class M-4000.C1.0TYPICAL DRIVE AISLE CROSS SECTIONSCALE: NTS1C1.0SIDEWALK27' EASEMENT4'24'18"18"3" MIN. OF BITUMINOUS ASPHALT6" MIN. OF 1" MINUS CRUSHED GRAVEL12" MIN. OF 6" MINUS "IMPORTED" PIT RUNABOVE TENSAR BX 1100 OR 1300 GEOGRIDCOMPACTED SUBGRADE4" THICK CONCRETE SIDEWALK3" MIN. WASHED ROCK BASECONCRETE CURB AND GUTTER(SEE DETAIL 4)COMPACTED SUBGRADEMIN. GARAGESETBACK=20'MIN. GARAGESETBACK=20'3% SLOPE3% SLOPE2% SLOPE= 20' (ADJACENT TO LAUREL PARKWAY)ROOF PITCH LESS THAN 3:12 = 24 FEETROOF PITCH GREATER THAN 3:12 AND LESS THAN 6:12 = 28 FEETROOF PITCH GREATER THAN 6:12 AND LESS THAN 9:12 = 32 FEETROOF PITCH EQUAL TO OR GREATER THAN 9:12 = 36 FEETPARKING CALCULATIONS31 DWELLING UNITS x 0.03 ACRES/D.U. = 0.93 ACRESPARKLAND REQUIREMENTAREA OF DRIVEWAYS = 10,244 SQ FTNET DENSITY = 31 UNITS PER 4.4928 ACRES = 6.9 UNITS/ACRETOTAL FLOOR AREA = 60,704 SQ FTSIDEWALKVERTICAL CURB ORINTEGRAL CURB &GUTTEREXPANSION JOINTS ATCURB RETURNSPROPERTY LINE35' MAX. COMMERCIAL40' MAX. INDUSTRIALCONTRACTION JOINTS (TYP.)SPACE AT 5' INTERVALS INSIDEWALK, 10' INTERVALS IN APRON3'5.5'TYP.A5'TYP.AEXPANSION JOINTS SECTION A-A1/4" PER FOOT SLOPE5' TYP.CURB & GUTTER7.5' TYP.DRIVEWAY APRONSIDEWALKSTREET SURFACE6" THICK M-4000 CONCRETEDRIVEWAY3" MIN.WASHED ROCKR=15'INSTALL EXPANSION JOINTIF DRIVEWAY ISCONCRETE PAVEMENT TRANSITION TOPOF CURB TO MATCH SIDEWAL(VARIES)SCALE: NTSC1.02NON RESIDENTIAL DRIVEWAY APPROACHCOB STD DWG NO. 02529-131 4/2/14131