HomeMy WebLinkAboutA2. Vlanderen
Commission Memorandum
REPORT TO: Honorable Mayor and City Commission
FROM: Allyson B. Brekke, Associate Planner
Wendy Thomas, Director of Community Development
SUBJECT: Approve request for Improvements in Lieu of Parkland Dedication for the
Vlaanderen Condominiums Site Plan, 4320-4354 Glenwood Drive,
Application Z15089.
MEETING DATE: May 9, 2016
AGENDA ITEM TYPE: Action
RECOMMENDATION: The City Commission approve the request for a parkland
improvements donation in-lieu of parkland. 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 Z15089 and accept the provision of parkland
improvements, in the amount of $14,024.00, in lieu of the required parkland dedication.” BACKGROUND: The property owners Dale and Nancy Flikkema, 4725 River Road,
Bozeman, MT 59718 and the applicant Madison Engineering LLC, 895 Technology Blvd., Suite
203, Bozeman, MT 59718, made application for a site plan to allow the phased construction of
30 condominium units (distributed in six four-unit buildings and two three-unit buildings) with associated surface parking and related landscaping improvements at the northwest corner of the Durston Road and Cottonwood Street intersection. The property is located within the Flanders
Creek Subdivision and is zoned as R-3 (Residential Medium Density District). Eleven
condominium units within three buildings currently exist on the property, which were
constructed following the approval of a previous site plan application in 2007. The site plan proposal is completing the condominium design as originally proposed. On August 3, 2015, the site plan application received preliminary approval by the Director of Community Development
A condition of approval pertaining to parkland dedication was recommended for the site plan
application:
6. Documentation of compliance with the parkland dedication requirements of Section 38.27.020, BMC shall be provided with the final site plan. A table showing the parkland requirements for the proposed residential development and the method of meeting the
parkland dedication shall be included with the final site plan and the table shall explicitly
state how much parkland credit was allocated for each lot in the site plan development as
approved with the original subdivision.
Due to this condition, the applicant researched the parkland dedication supplied by the Flanders Creek subdivision. This led to a determination that the property lot where the Vlaanderen
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Condominiums is planned (Lot 1, Block 1, Flanders Creek Subdivision) did not supply enough
parkland for the residential density proposed. A deficiency of 0.25 acres, or 10,972 square feet,
was identified. Therefore, for the proposal to meet the requirements of Section 38.27.020, a
parkland contribution, or the alternatives described, is required to satisfy the site plan preliminary approval.
An appraisal was provided by the applicant to determine a value of the land required for
donation. The received appraisal, attached to this memorandum, indicates a cost of $0.80/square
foot. Therefore, a minimum parkland contribution of $8,777.60 is required. The proposed
parkland improvements exceed that minimum amount by $5,246.40, or approximately by sixty percent. Improvements will be placed in the public park immediately to the west of the
development. Therefore, the improvements will benefit the residents of the Vlaanderen
Condominiums.
Per Section 38.27.030.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. When making this determination, the review authority shall consider the following:
1. The desirability and suitability of land for parks and playgrounds based on size, topography, shape, location or other circumstances; and
2. The expressed preference of the developer.
The City has determined payment in kind is equivalent to a payment in cash. It is the expressed
preference of the developer to provide improvements-in-lieu of a parkland dedication.
The Recreation and Parks Advisory Committee is scheduled to review this proposal at their May
5, 2016 meeting. Staff will update the Commission on the Committee’s recommendation on
May 9, 2016.
ALTERNATIVES: 1) Accept the improvements-in-lieu amount as described.
2) Reject the improvements-in-lieu and require dedication of land or a
combination of cash in-lieu and dedication of land.
3) As suggested by the Commission.
FISCAL EFFECTS: The appraised value is $0.80 per square foot. Therefore, the code
requirement for cash in-lieu for this project is $8,777.60. The applicant is offering to exceed the
minimum amount by sixty percent in the amount to $14,024.00.
Attachments: Improvements-in-Lieu Request and Proposal
Flanders Creek Subdivision Parkland Summary Table
Appraisal for Land Value Parks and Recreation Staff Memorandum Report compiled on: May 2, 2016
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Vlaanderen Condo Project neighboring City Park Improvements Narrative
F Squared Development, LLC’s planned improvements to the City of Bozeman park on the west side of
the Vlaanderen Condo project located in Flanders Creek Subdivision Block 1 Lot 1, include the following:
• Create a play area in the park with a wood chip base, surrounded by concrete edging.
• Install two park benches on concrete pads around play area (see spec sheets)
• Install two tot “Rocker” type playground equipment (see spec sheets)
• Install one trash can (see spec sheets)
• Plant three Maple trees around play area ( see landscape plan for park)
• Re‐constitute existing gravel walking path through park from Durston rd. to Glenwood road.
• Perform any maintenance or repair needed on existing underground sprinklers within the park.
F Squared Development, LLC’s intent is to make the park space a more enjoyable asset to the
surrounding community and neighbors by doing physical and tangible improvements to the City park.
We feel this will bring greater value to the surrounding community as well as lessen the burden on the
City of Bozeman parks department for developing this City park.
F Squared Development LLC plans to hire professional contractors to do some of the work as well as give
the opportunity to the local Boy Scouts of America to possibly do some of the park improvements as
part of an Eagle Scout project for one or two Scouts.
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Irrigated Turf
Irrigated Turf
Existing Class II Trail Class II Trail addition
Existi
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C
l
a
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s
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T
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Bench (2)
Concrete edge
Playground bouncers (2)
Native area
Native area
Water course
Durston Rd
Glenwood Dr
Twin Lakes AveIrrigated Turf
Irrigated Turf
Irrigated TurfIrrigated TurfIrrigated TurfExisting Vlaanderen Condos
Existing Vlaanderen Condos
Native area limit
Existing Sidewalk
Public Sidewalk
Public Sidewalk
Public SidewalkExisting Trees
Existing Trees
Existing Trees
Existing Trees
Existing Trees
Trash receptacle
PLANT SCHEDULE
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Vlaanderen Pocket Park50 Bronco DriveBozeman, Montana 59718ph 406.539.7030e-mail:chad@customearthdesign.compg 1 of 1Date: 25 Feb 2016Revised: Landscape PlanProject for: Durston Rd and Twin Lakes Ave Chad Rempfer, Landscape DesignerScale 1"=20'-0"
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CLASSIC WINGLINE BENCH
DATE: 04/10/2015 Page 1 of 6
ASSEMBLY INSTRUCTIONS
CLASSIC WINGLINE BENCH
4’6’
CLASSIC WINGLINE B4WBCLASSICWINGLINE B6WBCLASSICWINGLINE
S = IN-GROUND MOUNT
SM = SURFACE MOUNT
POR = PORTABLE
Contact Info:
1050 Columbia Drive
Carrollton, GA 30117
800.505.5101
866.426.5924 (fax)
www.srpsiteamenities.com
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SPRING RIDERS
DATE: 05/13/2015
INSTALLATION GUIDELINES
Page 1 of 12
SPRING RIDERS
Coil Spring, C-Spring or Torsion Spring
Rotomolded Plastic, Poly Sheet or Metal
PRE-INSTALLATION CHECK:
Compare all items received to the packing list. Notify your local sales representative immediately if any
parts are missing or damaged.
We are not responsible for items discovered missing or damaged
after 72 hours from time of delivery!
Before beginning installation, make sure that you have read and understand the Installation Introduction
manual that was supplied to you. If you did not receive a copy, or if you have a question regarding anything
covered in this manual, contact your local sales representative.
USER GROUP: 2 - 12 RECOMMENDED CREW: 2 people
TOOLS REQUIRED: T45 TORX tool (supplied by manufacturer)
Level
Tape measure
Auger / Post hole digger / Shovel
Heavy cardboard for 18” diameter x 24” round concrete form (sonotube) - for coil springs
Template for J-bolts (20”x20”) - for coil springs
High speed 3/8” electric drill w/clutch
NOTE: Use of any other driver may result in damage to tool and/or hardware!
INSTALLATION TIME: 1-2 hours
CONCRETE REQUIRED: 3.53 cubic feet
NOTE: Concrete must have a minimum rating of 2,500 psi and must be mixed per
manufacturer’s recommendations.
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INSTALLATION GUIDELINES
Page 1 of 3RETRO ROCKER
DATE: 06/05/2015
RETRO ROCKER
USER GROUP: 2 - 12 RECOMMENDED CREW: 2 people
TOOLS REQUIRED:
Level
Template for J-bolt placement - min. size 16”x16” (scrap poly sheet, plywood, etc.)
Tape measure
Auger / Post hole digger / Shovel
High speed 3/8” electric drill w/clutch NOTE: Use of any other driver may result in damage to tool and/or hardware!
INSTALLATION TIME: Approximately 1 hour - over a two-day period
CONCRETE REQUIRED: 3.53 cubic feet
NOTE: Concrete must have a minimum rating of 2,500 psi and must be mixed per
manufacturer’s recommendations.
PRE-INSTALLATION CHECK:
Compare all items received to the packing list. Notify your local sales representative immediately if any
parts are missing or damaged.
We are not responsible for items discovered missing or damaged
after 72 hours from time of delivery!
Before beginning installation, make sure that you have read and understand the Installation Introduction
manual that was supplied to you. If you did not receive a copy, or if you have a question regarding anything
covered in this manual, contact your local sales representative.
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Flanders Creek SubdivisionIncludes Amended Plat J‐434AParkland SummaryParkland sf acre1 172,098 3.95 Parkland Parkland Parkland2 25,280 0.58 Units Units Units3 2,619 0.06 Provide for Required Deficit4.59 0.03 153 180 27Multi‐FamilyParkland Percent ofParkland EstimateParkland Units Multi‐Family Deficit Fee‐in‐LieuBlock Lot sf acre Units Required Zoning Area per lot sf acre@ $0.87/sf1 1 128189 2.94 35.3 35.3 R3 31% 8.4 10,972 0.25 $9,545.905 1 19958 0.46 3.7 3.7 R0 5% 1.3 1,708 0.04 $1,486.225 2 18133 0.42 3.3 3.3 R0 4% 1.2 1,552 0.04 $1,350.325 3 51998 1.19 9.5 9.5 R0 12% 3.4 4,451 0.10 $3,872.155 4 66113 1.52 12.1 12.1 R0 16% 4.3 5,659 0.13 $4,923.265 5 70192 1.61 12.9 12.9 R0 17% 4.6 6,008 0.14 $5,227.016 1 17965 0.41 3.3 3.3 R0 4% 1.2 1,538 0.04 $1,337.816 2 18806 0.43 3.5 3.5 R0 5% 1.2 1,610 0.04 $1,400.436 3 25657 0.59 4.7 4.7 R0 6% 1.7 2,196 0.05 $1,910.61Total area multi‐family 9.57 88.36 Total 27 35,694 0.82 $31,053.71Block 1 ‐ 12 units/acre (See note 1 below)Blocks 5 & 6 ‐ 8 units/acre (see note 2 below)Single‐FamilyParklandBlock Lot sf acre Units2 1 7,063.0 0.16 1 12 2 5,885.0 0.14 1 12 3 5,885.0 0.14 1 12 4 5,885.0 0.14 1 12 5 5,885.0 0.14 1 12 6 5,885.0 0.14 1 12 7 7,063.0 0.16 1 12 8 6,000.0 0.14 1 12 9 5,000.0 0.11 1 12 10 5,000.0 0.11 1 1Deficit AreaAreaAreaArea311
2 11 5,000.0 0.11 1 12 12 5,000.0 0.11 1 12 13 5,000.0 0.11 1 12 14 6,000.0 0.14 1 180,551 1.812 units per net area max 22.2Units per acre actual 7.6ParklandBlock Lot sf acre Units3 1 7,063.0 0.16 1 13 2 5,885.0 0.14 1 13 3 5,885.0 0.14 1 13 4 5,885.0 0.14 1 13 5 5,885.0 0.14 1 13 6 5,885.0 0.14 1 13 7 7,063.0 0.16 1 13 8 6,000.0 0.14 1 13 9 5,000.0 0.11 1 13 10 5,000.0 0.11 1 13 11 5,000.0 0.11 1 13 12 5,301.0 0.12 1 13 13 5,789.0 0.13 1 13 14 7,063.0 0.16 1 182,704 1.912 units per net area max 22.8Units per acre actual 7.4ParklandBlock Lot sf acre Units4 1A 5,298.0 0.12 1 14 1B 4,120.4 0.09 1 14 2A 4,120.4 0.09 1 14 2B 4,120.4 0.09 1 14 3A 4,120.4 0.09 1 14 3B 4,120.4 0.09 1 14 4A 4,120.4 0.09 1 14 4B 4,120.4 0.09 1 14 5A 4,120.4 0.09 1 14 5B 4,120.4 0.09 1 14 6A 4,120.4 0.09 1 14 6B 4,120.4 0.09 1 1AreaArea312
4 7A 4,120.4 0.09 1 14 7B 4,120.4 0.09 1 14 8A 4,120.4 0.09 1 14 8B 5,328.0 0.12 1 14 9A 5,307.0 0.12 1 14 9B 4,120.4 0.09 1 14 10A 4,120.4 0.09 1 14 10B 4,120.4 0.09 1 14 11A 4,120.4 0.09 1 14 11B 4,120.4 0.09 1 14 12A 4,120.4 0.09 1 14 12B 4,120.4 0.09 1 14 13A 4,120.4 0.09 1 14 13B 4,120.4 0.09 1 14 14A 4,120.4 0.09 1 14 14B 4,120.4 0.09 1 14 15A 4,120.4 0.09 1 14 15B 4,120.4 0.09 1 14 16A 4,120.4 0.09 1 14 16B 5,298.0 0.12 1 1136,602 3.112 units per net area max 37.6Units per acre actual 10.2313
ParklandBlock Lot sf acre Units71A‐1 8140 0.19 1 171C‐1 7128 0.16 1 172A‐2 6006 0.14 1 172C‐2 5994 0.14 1 173A‐3 6009 0.14 1 173C‐3 5991 0.14 1 174A‐4 6012 0.14 1 174C‐4 5988 0.14 1 17 5A 4404.3 0.10 1 17 5B 2709.9 0.06 1 17 5C 2709.7 0.06 1 17 5D 4413.8 0.10 1 17 6A 5923.5 0.14 1 17 6B 3835.5 0.09 1 17 7A 3000 0.07 1 17 7B 3000 0.07 1 17 8A 3000 0.07 1 17 8B 3000 0.07 1 17 9A 3000 0.07 1 17 9B 3000 0.07 1 17 10A 3000 0.07 1 17 10B 3000 0.07 1 17 11A 3000 0.07 1 17 11B 3000 0.07 1 17 12A 3000 0.07 1 17 12B 3000 0.07 1 17 13A 3000 0.07 1 17 13B 3000 0.07 1 17 14A 3000 0.07 1 17 14B 3000 0.07 1 17 15A 3274 0.08 1 17 15B 4968 0.11 1 1131,507 3.012 units per net area max 36Units per acre actual 10.6Note 1: Block 1 is zoned R3 and parkland planned for 12 units/acre per UDC Section 38.27.020.A.2.b.(2)Note 2: Blocks 5 & 6 are zoned RO and parkland planned for 8 units/acre per UDC Section 38.27.020.A.2.a.(2)Note 3: Parkland unit = 0.03 acresArea314
Chris G. Budeski, PE.
Madison Engineering, LLC
895 Technology Blvd.
Suite 203
Bozeman, MT 59718 February 1, 2016
Dear Mr.Budeski,
As per your request I have gathered some data to estimate a market value for your R-3 land on a per
square foot basis with a legal description of:
Lot 1 in Block 1 of the Final Plat of Flanders Creek Subdivsion, Gallatin County, Montana, according to
the official plat thereof on file and of Record in the office of the County Clerk and Recorder, Gallatin
County, MT.
The purpose of the estimate is for you to establish the market value for the City of Bozeman’s Cash in
Lieu Parks Program.The valuation is not on your piece of land, but on what annexed speculative
development land with a similar use would bring in the open market.
The following sales have been used to estimate a value on a per square footage basis.The most difficult
part of estimating cash in lieu is that the City is asking for a value of something that quite frankly does
not exist. Thus the compiled sales on the following pages are of sites that are speculative development
land with somewhat similar characteristics when compared to the subject.
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Subject
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Subject
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The indicated range of value from the comparable sales is $0.57psf to $0.85psf.All of the sales indicate a
very narrow range of value
Sale 1 is almost identical to what the City has requested as far as similar zoning, annexation and future
use.Sale 1 has resold, but the zoning and the legally permissible use has changed to commercial.
Sale 4 is pending and has been added because it is almost identical to what the City has requested. In
fact,this parcel of land is located in proximity to the subject.Although the sales price was lower on a per
acre basis,the purchaser is paying for some additional infrastructure and transferring some finished lots
to the seller. The residual a land value is approximately $38,000per acre.
Presently speculative development land that is being annexed into the City of Bozeman for residential
development is being sold between $30,000 and $40,000per acre. I have reconciled in the middle of the
range at $35,000per acre or $0.80psf.
If I can be of further assistance please do not hesitate to contact me.
Sincerely
Keith O’Reilly, MAI
General Certified Appraiser
State of Montana #400
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MEMORANDUM
TO: Allyson Brekke - Community Development
FROM: Carolyn Poissant – Trails, Open Space, and Parks
CC: Mitch Overton – Director of Parks and Recreation
DATE: April 28, 2016
SUBJECT: Vlaanderen Site Plan (Flanders Creek Subdivision)
REVISED
Staff comments and recommendations
1. Documentation of compliance with the parkland dedication requirements
indicates a shortage of 10972 SF (0.25 acre) for an approximate CIL
value of $8777.60 (@ $0.80/SF per appraisal submitted by applicant).
2. Parks Department staff finds the proposed improvements acceptable,
with the following requests:
a) Provide a 6-ft. Cl I or CL II barrier-free trail connection from the
existing trail to the bench and play area to meet ADA requirements, and to prevent weed growth below the trash receptacle (as shown
below).
b) Install a spring-toy item that provides additional upper body
support for a disabled child, such as the one below:
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Additional information for the Commission
If the City was responsible for constructing a 0.25 acre size park, it is
estimated the construction of the park would be the following:
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PARK VALUE COST CALCULATION for IMPROVEMENTS IN LIEU COMPARISON
STANDARD PARK IMPROVEMENTS
Park acreage deficit SF 10890.00 (0.25 acre)
Mobilization, site preparation and seeding @ $0.50 / SF $5,445.00
Irrigation @ $25,000 / AC $6,250.00
Boundary survey and corner posts existing
104 LF x 4 / 50 = 8 trees @ $425 ea $3,400.00 8 street trees
Sidewalks: 416 LF of 6 ft x 6" concrete @$6 SF $14,976.00 416 LF 6-ft. conc.
TOTAL COST OF BASIC IMPROVEMENTS $30,071.00
cost per SF $2.76
UNDEVELOPED (UNZONED, VACANT) LAND COST 10890.00 (0.25 acre)
CIL only land cost @ $0.87/ SF $9,474.30
TOTAL PARK COST INCL. LAND AND BASIC IMPROVEMENTS $39,545.30
cost per SF $3.63
COST OF PARKING SPACES 8.00
One parking space: asphalt, curb & gutter - $1166 each $9,328.00 8 parking spaces
(does not include 25-ft. vision triangles)
TOTAL PARK COST INCL. LAND, PKG. & MIN. IMPRVMTS.$48,873.30
cost per SF 4.49
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