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HomeMy WebLinkAbout19436 DRC Letter 03-11-2020 March 11, 2020 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 January 22, 2020. 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. Conditions of approval will be determined upon adequacy. SECTION 2 – CODE CORRECTIONS PLANNING COMMENTS, SARAH ROSENBERG, SROSENBERG@BOZEMAN.NET: 1. The following modifications can be supplement to the Phase 4 Preliminary Plat revisions submittal. a. Setback Table: The entire chart needs to be provided, not just Phase 4. Lots 45 & 46 had a modification to the rear setback line from 20’ to 10’ that was approved with Modification application 17573. This needs to be adjusted with the setback table that was approved with the original PUD. Staff is not in support of many of the setback changes proposed in Phase 4 as it would potentially need to be reviewed as a major modification to the PUD. The setback table has been revised and included in this 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). This layout is not provided and it is unclear what submittal in the response letter it is referring to. The lots layout has been updated and included in this resubmittal 2. Technology Boulevard Park Plan: The approved Park Plan referenced in the Landscape Design Standards does not match what is proposed. The landscaping and plat need to reflect the approved PUD or a modification is required. See below for more information on modifications to Development Manual. The development manual modification has been made in a previous submittal. 3. Residential Component: A Condition of Approval and Notice on the Plat will be determined at adequacy ensuring that the residential component will be required throughout the development and not only on the southern edge. Understood. 4. BMC 38.220.050.A.5. Please include a copy of the POA covenants. Ensure that the residential component and any modifications or administrative clarifications are included in the manual that have been adjusted since the last subdivision phase was submitted and approved. At this time, it is to early to enter into POA (Property Owner Association) or other similar residential covenants. Such covenants, which may take the form of a Home Owners’ Association, may be appropriate in the event the residential component is developed as a condo complex. However, POA, HOA, or similar covenants would not be necessary in the event the residential component is developed as an apartment complex. An apartment complex would fall under the Declaration on the same terms as other commercial projects within the Bozeman Gateway Development. copy of the POA covenants has been included in this resubmittal. 5. Staff recommends that a revised Development Manual be submitted. This can be submitted with this application. The following are recommendations of the changes that should be accounted for. a. Ensure that the pages are numbered, as it appears that over time, the page numbers have changed and eliminated. b. Within the appendices, add all relaxations granted to date. Describe all and how they apply. c. Add all modifications and administrative clarifications to the manual. Update all individual sections where these apply. d. Update any impacted exhibits that have been changed due to modifications. e. Add setback table to the manual for all lots. f. Add parkland table for how many dwelling units it will provide for. Can use one submitted with this revision. See Parks comments below for more requirements on parkland table. Understood. A revised development manual modification has been made in a previous submittal. 6. Any of the proposed modifications that were submitted with the informal PUD that have not been identified with previously approved modifications, relaxations, or administrative relaxations need to be a separate application. Reference Brian Krueger’s email from September 6, 2018. Understood. ENGINEERING COMMENTS, ANNA RUSSELL, ARUSSELL@BOZEMAN.NET: · See attached comments dated January 17, 2020 Responses to engineering comments are included in the resubmittal. FORESTRY COMMENTS, ALEX NORDQUEST, ANORDQUEST@BOZEMAN.NET: · Need a page on Landscape Details, including a planting diagram for installing in turf and for installing in tree wells/grates. All trees planted in grates shall be a minimum 4’ x 4’, of cast iron material, with trunk guards. Examples below: Understood. An updated landscape plan with details has been included in this resubmittal. PARKS COMMENTS, ADDI JADIN, AJADIN@BOZEMAN.NET; 1. BMC 38.420.020.A.2.a.(3) If net residential density of development is unknown, for initial subdivision or other development within the B-2 zoning district intended for residential development, 0.03 acres per dwelling unit up to an area dedication for six dwelling units per net acre must be provided as cash-in-lieu of parkland. The net area of lots for which residential development is intended is 4.14 acres; therefore, the parkland requirement up to a density cap of 6 du/acre is 0.75 acres. Adjust the parkland table to reflect that 6 du/acre cap has been applied uniformly across the lots designated for residential. See below: Lot Identified for Residential Lot size (acres) Density cap Cash-in-lieu estimate based on $1.60 psf appraisal value 36 0.31 6 du per acre 37 0.24 38 0.24 40 0.38 41 0.22 42 0.21 43 1.27 44 1.27 4.14 6 du per acre $ 52,272.00 4.14 acres x 6 du/acre x 0.03 acres = 0.75 acres parkland required 0.75 acres x 43,560 sf/acre x 1.60/sf = $52,272.00 The parkland table has been revised and included in this resubmittal. 2. BMC 38.420.030.C. Based on the current appraisal value for CILP ($1.60 per square foot), the estimated amount owed is $52,272.00. Final amount will be determined at the time of final plat completion. Understood. 3. BMC 38.420.030.D. Where a cash donation has been accepted in-lieu of land dedication, the amount of cash donation must be stated on the final plat or plan as appropriate. Understood. 4. The Recreation and Parks Advisory Board - Subdivision Review Committee will review the CILP proposal at their meeting on Thursday, February 27, 3:30 pm in the City Hall Gallatin Room. Final recommendation will be forwarded to the Commission and will serve as the written decision why the dedication of land for parks was undesirable as required in 38.420.030.E. Understood 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